If you own a home in Northeast Florida — or you’re thinking about buying one — the first week of July 2026 just handed you a lot to digest. Prices are up, insurance is finally coming down, and Tallahassee may have just set in motion the biggest property tax change in Florida history.
Here’s everything you need to know, in plain language.
Where Home Prices Stand Right Now (By County)
- Regional NE Florida median: $410,000 in May, up 5.1% YoY
- St. Johns County: $579,985–$587,000 median, 32–35 days on market
- Duval County: $340,000 median, 28 days on market (fastest in region)
- Clay County: $359,900, flat year-over-year — softer demand, price reductions appearing
- Nassau County: $480,000, up 3.6% month-over-month, closed sales up 9%
- Market condition: ~3.9 months of supply — most balanced in years
Florida Homeowners Insurance — The Rate Cut You’ve Been Waiting For
Citizens cuts rates 8.7–8.8% effective July 1 — first reduction in a decade
Citizens policy count down from 779,500 to 293,000 in one year — driving down reinsurance costs
Private carriers (Florida Peninsula, Security First, Universal) also reducing rates
What to do: Review your renewal date and shop the market — competition is returning
Caveat: Hurricane season is active; coastal/flood exposure still commands a premium.
The Property Tax Amendment That Could Change Everything
Florida legislature passed HJR 1F — raises homestead exemption to $150K (2027) and $250K (2028)
Up to 60% of Florida primary homeowners could owe zero property taxes if it passes
Voters decide in November 2026 — not yet law
Local impact: St. Johns County officials raising concerns about revenue impact on services
Action item right now: If you own a home and haven’t filed your homestead exemption — do it immediately (24,000+ Duval homeowners are missing out).
What Mortgage Rates and the New Federal Housing Bill Mean for First Coast Buyers
30-year fixed: 6.49–6.58%; 15-year fixed: 5.84–5.93% as of July 2
Monthly payment reality check: $400K purchase = ~$2,275/mo P&I at 6.5%; $550K = ~$3,128/mo
Congress passed the 21st Century ROAD to Housing Act — bans large institutional investors from buying more single-family homes
NE Florida impact: Could return entry-level inventory to individual buyers in west Duval, Clay, Orange Park
rump hasn’t signed it yet — watch this space
