Published October 7, 2026 in Market Update

7 Signs Your North St. Augustine Price Is Too High

By Ben Glynn

Real estate, Market Update MLS 32095

I pulled every lived-in home sale and every home that gave up in the 32095 area, through October 2, 2026. That is 458 homes that sold and 133 that never did. The gap between the two groups is not random. It shows up the same way, over and over, in the data. These are the seven signs.

1. You priced it like the homes that gave up, not the ones that sold

The homes that gave up typically first asked $540,000. The homes that sold typically first asked $599,000. Homes that sold asked $59,000 more at the start, and they backed it up. If your price is closer to $540,000 and you cannot defend it with recent sales nearby, that is the first sign.

2. You are already past 60 days with no contract

The typical home here took 60 days to find a buyer. That is the middle of the whole market. Homes that sold in the first month got 98.7% of what they first asked. Homes that took over six months got 88.4%. Every month you wait past that first one costs you real money off your price. If you are past 60 days and still waiting, the market has already voted.

3. Nearly 3 in 10 homes at your price range gave up

Not every price range is equally forgiving. The $450K to $500K range had the highest share of homes that gave up: 29.6% of all the homes that either sold or gave up in that range never made it to the closing table. The $850K and up range had the lowest share, at 15.2%. If your home sits between $450K and $500K, you are in the toughest stretch of this market. Pricing tight to recent sales is not optional there.

4. More than half the homes for sale right now have already dropped their price

Right now there are 216 homes for sale in this market. Of those, 58.8% have already dropped their price. The typical drop is $30,000. That is not a small adjustment. If more than half your competition has already cut, and you have not, you are the most expensive option on the street. Buyers see that. They move on.

5. Your home has 6 or more bedrooms

This one is specific, but the data is clear. Homes with 6 or more bedrooms sold for 86.8% of what they first asked. The next lowest bedroom count, 3-bedroom homes, came in at 94.7%. The typical home with 6 or more bedrooms also took 159 days to sell. The buyer pool for a home that size is smaller, and the data shows those buyers negotiate harder than any other group. If you have a large home, your first price has to be sharper than you think.

6. You are in Madeira or Cordova Palms and priced at your first number

Neighborhood matters more than most sellers expect. In Madeira, the typical home took 196 days to sell and got 90.1% of its first asking price. In Cordova Palms, the typical home took 223 days and got 91.7% of its first price. Compare that to Beacon Lake, where the typical home sold in 39 days and got 95.7% of its first price. The neighborhood sets the ceiling, and some neighborhoods here have a lower ceiling than sellers want to accept. If you are in Madeira or Cordova Palms, the data says price it right the first time.

7. In September, 2.2 new listings came on for every buyer who signed a contract

In July, 51 homes came on the market and 44 went under contract. That is a healthy pace. In September, 58 homes came on and only 26 went under contract. That is 2.2 new listings for every new contract. More sellers than buyers in a single month means the homes sitting now have more competition, not less. Nationally, Freddie Mac's weekly rate survey put the 30-year fixed rate at 7.28% as of October 1, 2026, up from 7.03% the week before. That is not helping buyers stretch. If your price assumed a faster market, September just changed the math.

What to do if you hit most of these signs

If you are selling and two or more of these fit your home, the price is the problem. A $30,000 cut is the typical move in this market right now, and 58.8% of active sellers have already made it. The sellers who waited longest gave up the most: homes that took over six months sold for 88.4% of their first asking price. The ones that sold in month one got 98.7%. That is a real difference, not a rounding error. Getting to the right number now costs less than waiting.

If you are buying and you see a home that has been sitting past 60 days, the data gives you room. The typical seller in this market is already paying money back at closing: 34.1% of sellers paid something back to the buyer, with a typical amount of $10,000. The NAR reported in September 2026 that unsold inventory nationally hit a 4.9-month supply, its highest in over ten years, which gives buyers more room to negotiate than they have had in years. Separately, the local market here is also sitting at 4.9 months of supply at the current pace, which puts it right at the line between a seller's market and a buyer's one.