Moving to Northeast Florida on Orders: Waterfront Homes Near Mayport, NAS Jax and the St. Johns River, Week of October 26, 2026

Weekly Housing Market Summary

Mortgage rates stepped down again. Freddie Mac's 30 year fixed average fell to 7.24% on October 29, 2026, from 7.32% the week before. That is the second straight weekly decline, and Freddie Mac said it was the lowest level this month. A year ago the same average was 6.17%, so rates are still more than a full point higher than last fall.

In September, Duval County's median single family price was $345,000 with a 3.8 month supply, Clay County's was $355,000 with a 4.4 month supply, and Nassau County's was $496,500 with a 4.5 month supply, according to NEFAR. This week I am writing for the people I talk with most: service members and veterans moving here on orders who want to live near the water and near the gate.

Key Housing Market Numbers

Every row names its source and its month. County figures are single family homes. September 2026 is the latest month NEFAR has published, so that is the month used throughout. October figures were not out when this was written.

Mortgage rates

County market numbers

Affordability check. NEFAR's housing affordability index for September was 82 in Duval, 89 in Clay, 77.5 in St. Johns, and 68.5 in Nassau, against 81 for the region. News4JAX led its story with Nassau as the least affordable county of the group. I do not have confirmed price figures for individual towns or neighborhoods this month, so you will not see any in this post. When I talk about a neighborhood below, I am talking about how it works, not what it costs.

Why does a military move change how you shop for waterfront?

When you move on orders, the calendar is set for you. Your report date does not care what rates did this week or how many homes are on the market in your price range. That changes the way you should shop. A civilian buyer can wait for the perfect house. A service member often has one house hunting trip, a fixed report date, and a household schedule that has to line up behind both.

I served in the Navy, and I have been on the other side of that calendar. The habit that stuck with me is to separate what is confirmed from what is hoped for. That habit runs through this whole post. Every number below has a source, and if I could not confirm something in two places, I left it out.

Northeast Florida has a lot of Navy in it. Naval Station Mayport sits at the mouth of the St. Johns River next to Atlantic Beach. The Navy's own installation page and Military OneSource both describe it as the third largest fleet concentration area in the United States, with a harbor that can hold 34 ships and an 8,000 foot runway. It was commissioned in December 1942.

Naval Air Station Jacksonville sits on the west bank of the St. Johns River in Duval County. Its main gate is on Yorktown Avenue, off Roosevelt Boulevard, which is US 17. Both the Navy's installation page and Military OneSource put it on the river, which is why so many people stationed there end up looking at homes with a view of the water.

So if you are coming here on orders and you love the water, you have two very different kinds of waterfront to choose from. On the Mayport side, you are near the ocean, the Intracoastal Waterway, and the mouth of the river. On the NAS Jax side, you are on the wide, slow St. Johns, which runs south past Orange Park, Fleming Island, and Green Cove Springs. Each one comes with its own trade offs, and I walk through five of those areas below.

Start with the loan, not the listing

The VA home loan is the tool most of my military clients use, and it is worth knowing what it does and does not do before you fall in love with a dock.

Loan limits. According to the VA's loan limits page, if you have your full entitlement, there is no VA loan limit. The VA guarantees a portion of the loan to your lender, which for loans over $144,000 is 25% of the loan amount. That does not mean any lender will approve any amount. Your lender still decides how much you qualify for based on income, credit, and debts. It does mean that a waterfront home above the county conforming limit is not automatically off the table with zero down.

The funding fee. The VA funding fee page lists the fee for a purchase loan as a percentage of the loan amount. For first time use, it is 2.15% with less than 5% down, 1.5% with 5% or more down, and 1.25% with 10% or more down. For subsequent use with less than 5% down, it is 3.3%. The fee can be paid at closing or rolled into the loan.

Who does not pay it. The VA lists several groups who are exempt from the funding fee. Two of the most common are veterans receiving VA compensation for a service connected disability, and active duty service members who have received the Purple Heart. VA News explains the same exemptions. If you think you are exempt, make sure your Certificate of Eligibility shows it before you get to closing.

Seller concessions. VA rules cap seller concessions at 4% of the home's value. Normal closing costs a seller pays are treated differently from concessions, so ask your lender exactly what counts toward the 4% before you write an offer. In a market where buyers have more room to negotiate, this matters, and I come back to it in the analysis below.

Then check the Florida property tax rules for veterans

Florida has several property tax exemptions that apply to veterans and service members. I am summarizing the state's own descriptions here, from the Florida Department of Revenue exemptions page and its guide to exemptions for service members and veterans. Every one of these is applied for through your county property appraiser, and the appraiser decides whether you qualify.

• Homestead exemption. Florida homeowners who make the home their permanent residence may receive a homestead exemption of up to $50,000.
• Disabled veterans, 10% or more. Under section 196.24, Florida Statutes, an honorably discharged veteran with a service connected disability of at least 10% may receive a $5,000 exemption.
• Total and permanent disability. Under sections 196.081 and 196.091, a veteran with a service connected total and permanent disability may have the homestead property exempted from taxes entirely.
• Combat disabled veterans 65 and older. Section 196.082 provides a discount on homestead taxes for qualifying veterans age 65 or older, tied to the percentage of their service connected disability.
• Deployed service members. Section 196.173 provides an exemption for service members who were deployed in certain designated operations during the prior year.
• Renting out a homestead. Section 196.061 allows a service member to rent out a homestead while on active duty without losing the exemption.

That last point matters if you are buying a home you plan to keep after your next set of orders. The Department of Revenue guide also says a veteran may apply for the disability exemptions before the VA's documentation arrives in some situations, so call the appraiser's office early. These are summaries of public rules, not tax advice. Confirm your own situation with the Duval County Property Appraiser, the Clay, Nassau, or St. Johns County appraiser, or a tax professional before you count on any savings.

For last week's coastal brief, with the Southbank Seaport proposal, see my October 19 update.

What do these numbers mean for buyers and sellers this week?

Rates: what 7.24% does to a payment

Freddie Mac's survey assumes a borrower with excellent credit and 20% down, so I run my examples both ways: with 20% down, and with zero down the way many VA buyers purchase. These are principal and interest only, by my math. They are not a quote. Taxes, homeowners insurance, flood insurance, and association dues are extra, and your lender's rate may be different from the survey average. VA rates are often priced differently from the conventional average, so get a VA quote from your own lender.

Duval County, zero down. Take the September median of $345,000. Financing the full amount at 7.24% for 30 years comes to about $2,351 a month in principal and interest. If you are a first time VA user who pays the 2.15% funding fee, that fee is about $7,418, and rolling it into the loan pushes the payment to about $2,402. At last year's 6.17%, the same $345,000 loan would have been about $2,106. That is roughly $245 a month more than a year ago, before the funding fee.

Clay County, zero down. The September median of $355,000 financed in full is about $2,419 a month at 7.24%, against about $2,167 at 6.17%.

Nassau County, 20% down. The $496,500 median leaves a loan of $397,200 after a 20% down payment. That is about $2,707 a month at 7.24%, compared with about $2,728 at the prior week's 7.32% (October 22) and about $2,425 at last year's 6.17%. The one week drop saved about $21 a month. It is a small move, but it is the second weekly drop in a row.

The lesson is the same one I gave last week. The higher the price, the more every tenth of a point matters, and waterfront prices tend to sit on the higher end of a county's range. A buyer looking at a home on the river should run the payment at today's rate, not a hoped for rate.

Supply: buyers have room to ask

Every county I cover sits between 3.7 and 4.5 months of supply. Clay and Nassau are at the top of that range. Closed sales fell from August to September in Duval, Clay, and Nassau, and NEFAR reported 6,287 active listings across the region. NEFAR's release quoted Kim Knapp on the shift: "Buyers have more choices and negotiating power, while sellers are learning that yesterday's pricing strategies may not work in today's market."

For buyers on orders, more choices is good news, because a fixed report date is easier to hit when you are not competing with three other offers. Days on market tell the same story. Clay's median was 48 days in September and Nassau's was 43, compared with 29 in Duval.

Offers, appraisals, and concessions

Here is how I would approach each part of an offer right now.

Offer price. Base it on closed sales of comparable homes, not on list prices. On the water, comparable means the same kind of water: ocean, Intracoastal, river, or creek, with similar depth and dock rights. A river lot with a long dock to deep water and a lot on a shallow creek are not comparables, even if they share a ZIP code.

Appraisal gaps. A VA loan comes with a VA appraisal, and the VA appraiser will report what the home is worth for lending purposes. If the appraisal comes in below the contract price, you can renegotiate, pay the difference in cash, or use whatever appraisal protections your contract gives you. Ask your lender and your agent how that works before you sign. In a market with more supply, sellers are more likely to meet you on a low appraisal than they were a few years ago. I have no confirmed local data on how often appraisals are coming in short, so I will not guess at a number.

Concessions and buydowns. The 4% VA cap on seller concessions gives you room to ask a seller to help with costs. One option to discuss with your lender is a seller paid rate buydown, where the seller pays to lower your rate for a period or for the life of the loan. Whether that is a better use of seller money than a lower price depends on how long you expect to keep the loan. If you expect orders in three years, run the math both ways.

Insurance before the inspection period ends. On waterfront, get homeowners and flood insurance quotes early. A great price can be wiped out by a premium you did not expect. Ask the seller for any elevation certificate, and ask your insurance agent what it means for your premium.

For sellers, including those getting orders out

If you are leaving on orders, you have a deadline too, and buyers can sense it. Price off closed sales from the last few months, not off what a neighbor listed for in the spring. Have your dock permits, seawall or bulkhead records, roof age, and insurance history ready before the first showing. If you are thinking about renting instead of selling, read the homestead rental rule above and talk with the property appraiser before you decide.

Five waterfront areas near the bases, and what to check in each

These breakdowns are about how each area works for someone stationed nearby: the water, the roads, and the questions to ask. I do not have confirmed town level price figures for this month, so I have not included any. I will happily pull recent closed sales for a specific street if you call me.

1. Mayport Village and Atlantic Beach (near NS Mayport)

This is the closest waterfront living to the Mayport gate. Mayport Road runs north from Atlantic Boulevard toward the base, and Wonderwood Drive leads east to Kathryn Abbey Hanna Park at 500 Wonderwood Drive, a city park on the Atlantic with a beach, a freshwater lake for fishing and paddling, trails, and a campground. Visit Jacksonville lists the same address and amenities.

At the end of Ocean Street in Mayport is the landing for the St. Johns River Ferry, at 4680 Ocean Street. The ferry crosses the river to 9618 Heckscher Drive on the north side, a trip of about 0.9 mile that takes roughly five minutes. That crossing matters if you work on one side of the river and want to live on the other, or if you want a quick route north toward Fort George Island and Amelia Island.

What to check here: flood zone and elevation, because you are near both the ocean and the mouth of the river; how close the home is to the base's flight line and ship traffic, since some buyers love watching the ships and others do not want the noise; and the condition of any dock on the marsh side.

2. The west bank of the St. Johns near NAS Jax

NAS Jacksonville's main gate is on Yorktown Avenue off Roosevelt Boulevard (US 17). The riverfront streets on either side of Roosevelt Boulevard put you on one of the widest stretches of the St. Johns, with long views to the east. This is old, established river frontage, and many of the homes have long docks reaching out past the shallows.

What to check here: dock length and water depth at the end of the dock, because the river along this shore can be shallow close in; the condition of the bulkhead; and the age of the home's systems. With older river homes, I always recommend a full inspection plus a separate look at the dock and seawall by a marine contractor.

3. Orange Park and Fleming Island (Clay County, along US 17)

Head south on US 17 from NAS Jax and you cross into Clay County, through Orange Park and on to Fleming Island. Both sit along the west bank of the St. Johns, and US 17 is the main road for the drive north to the base. Clay County's September numbers were a median of $355,000, 48 median days on market, and a 4.4 month supply, so buyers here have time to be careful.

What to check here: whether a property is on the main river or on one of the creeks that feed it, since creek frontage can mean shallow water at low tide or after a dry spell; whether a dock has the permits the seller says it has; and how traffic on US 17 lines up with your duty hours. Drive the route at the time of day you will actually drive it before you commit.

4. Green Cove Springs and the Shands Bridge corridor

Green Cove Springs has a Navy story of its own. During World War II, the Navy trained pilots at an air station here, later known as Lee Field. After the war, decommissioned ships were laid up at piers along the St. Johns as part of the Navy's reserve fleet. The US Army Corps of Engineers and the Museum of Florida History both describe that history, and the old base land is now Reynolds Industrial Park.

Today, Spring Street runs down to the river in the downtown area, and Spring Park at 200 Spring Street hosts the monthly Food Truck Friday, which you will find in the events list below. The biggest change on the horizon is the new Shands Bridge, covered in the good news section.

What to check here: the bridge construction schedule if you will be crossing the river on SR 16; how a riverfront lot behaves in high water; and the distance to the gate you will report to. Green Cove Springs is a longer drive to NAS Jax than Orange Park, so weigh the river views against the commute.

5. Fernandina Beach and Amelia Island (Nassau County)

Fernandina Beach is the most northern of the five, and some buyers stationed at Mayport look here for a slower pace and a historic downtown on the Amelia River. Front Street runs along the downtown waterfront, and Fletcher Avenue runs along the ocean side of the island. To reach Mayport, many drivers take A1A south and cross the river on the St. Johns River Ferry, which makes the ferry schedule part of your commute planning.

Nassau County's September median was $496,500, up 9.3% from August, on just 96 closed sales. Small counties produce big swings from a handful of sales, so I would not read that as a trend. Supply was 4.5 months, the highest of the four counties.

What to check here: flood zone and elevation on the island; whether a property is affected by the downtown marina construction described below; and how much a ferry closure would change your drive. When the ferry is out of service, the alternative route runs around through Jacksonville on Interstate 295 and the Dames Point Bridge, a detour of about 24 miles.

What good news is there on the water this fall?

A taller Shands Bridge is going up

The Florida Department of Transportation is building a new four lane bridge over the St. Johns River just south of the current Shands Bridge, as part of the First Coast Expressway. According to FDOT's project page and First Coast News, the new bridge will have 65 feet of vertical clearance over the water, up from 45 feet on the existing bridge, matching the Buckman Bridge. The project costs about $595 million, and completion is expected in 2030. The design build team is WGI, Johnson Bros., and American Bridge. News4JAX has also covered the Buckman comparison.

For boaters, more clearance under the bridge means more room for taller vessels to pass. For drivers, it means construction for several more years. The St. Johns Record reported temporary closures at the SR 16 and SR 13 intersection for beam deliveries, so check FDOT's updates before you drive it.

A second St. Johns River Ferry is in the works

The St. Johns River Ferry runs every half hour, from 6 a.m. to 7 p.m. on weekdays and 8 a.m. to 9 p.m. on weekends, according to JTA. Its only vessel, the Jean Ribault, was built in 1995, and when it is out for maintenance, the crossing closes. JTA won a $15.6 million federal grant in 2024 to buy a second, diesel hybrid electric ferry, and News4JAX reported the same award. JTA's project page lists the vessel as in planning, with design running from 2025 into 2026. I did not find a launch date confirmed in two places, so I am not giving one.

One note on cost: car fares are $7 on weekdays and $8 on weekends this year, and they rise on January 1, 2027 to $8 on weekdays and $10 on weekends, according to JTA and Jax Times. If you plan to commute by ferry, put that in your budget.

Fernandina Beach's marina is being rebuilt

The City of Fernandina Beach's marina redevelopment is underway. The work includes replacing the aging seawall and bulkhead, dredging, and taking down the former Brett's Waterway Café building, according to the city and Nassau NewsLine. The Fernandina Observer has also covered the contract and the demolition. The marina stays open during construction, and a temporary fuel barge keeps fuel available. The city lists resiliency, river access, and a protected view corridor among its goals.

If you keep a boat at the marina or are buying downtown, expect construction noise and changing access for a while, and check the city's page for the latest schedule.

A reminder for boaters as whale season starts

North Atlantic right whales return to our coast each winter. Under federal rules at 50 CFR 224.105, vessels 65 feet and longer must travel at 10 knots or less in the Southeast seasonal management area from November 15 to April 15, an area that covers waters off Brunswick, Fernandina Beach, and Jacksonville. NOAA Fisheries describes the same rule and encourages smaller boats to slow down too. The Right Whale Festival in Fernandina Beach on November 7 and 8, listed below, is a good place to learn more.

What local events are happening October 26 to November 9, 2026?

Each event below was confirmed on at least two sources, listed with each one. Check the organizer's page before you go, because details can change.

The Lincolnville Festival's Friday night honors veterans, which makes it a natural stop the week of Veterans Day. If you are in town on a house hunting trip, Food Truck Friday in Green Cove Springs and the Right Whale Festival in Fernandina Beach are both good ways to see a riverfront or oceanfront downtown on an ordinary weekend.

Frequently Asked Questions

Is there a VA loan limit in Florida?

If you have full entitlement, the VA says there is no VA loan limit. The VA guarantees 25% of loans over $144,000 to your lender. Your lender still decides how much you can borrow based on your income, credit, and debts.

How much is the VA funding fee in 2026?

For a first time purchase loan, the VA lists 2.15% with less than 5% down, 1.5% with 5% or more down, and 1.25% with 10% or more down. Subsequent use with less than 5% down is 3.3%. Veterans who receive VA compensation for a service connected disability and active duty Purple Heart recipients are among the groups exempt from the fee.

Can I rent out my Florida home after I get new orders and keep my homestead exemption?

Section 196.061, Florida Statutes, as summarized by the Florida Department of Revenue, allows a service member to rent out a homestead while on active duty without losing the exemption. Confirm the details and paperwork with your county property appraiser before you sign a lease.

What is the median home price in Duval County right now?

NEFAR reports that the September 2026 median price for single family homes in Duval County was $345,000, up 3.6% from August, with a median of 29 days on the market and a 3.8 month supply.

Where were mortgage rates as of October 29, 2026?

Freddie Mac's 30 year fixed average was 7.24% on October 29, 2026, down from 7.32% the week before and up from 6.17% a year ago. The 15 year fixed averaged 6.60%.

How long is the St. Johns River Ferry crossing?

JTA lists the crossing between Mayport and Heckscher Drive at about 0.9 mile and about five minutes, with departures every half hour. Car fares are $7 on weekdays and $8 on weekends through 2026, rising to $8 and $10 on January 1, 2027.

Moving here on orders and want to be near the water?

Call or text Tim Sherman, The Saltwater Realtor, at (904) 449-7146, or email agenttimsherman@gmail.com. Learn more on the About page.

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Sources

Data month: September 2026 (NEFAR, Florida Realtors). Rates: Freddie Mac, October 29, 2026. Rate links were checked on October 29, 2026; all other links on October 26, 2026.

• Freddie Mac Primary Mortgage Market Survey, October 29, 2026 and PMMS archive
• FRED: 30 year fixed rate mortgage average (MORTGAGE30US)
• FRED: 30 year fixed rate mortgage average
• NEFAR: September 2026 market release
• News4JAX: Northeast Florida home prices rise in September as affordability falls
• Florida Realtors: September and 3Q 2026 report and PR Newswire copy
• VA: Loan limits, VA: Funding fee and closing costs, and VA News: Funding fee, who pays and who is exempt
• Florida Department of Revenue: Property tax exemptions and exemptions guide for service members and veterans
• Navy Region Southeast: NS Mayport and Military OneSource: NS Mayport
• Navy Region Southeast: NAS Jacksonville and Military OneSource: NAS Jacksonville
• USACE: Lee Field Naval Air Station and Museum of Florida History
• City of Jacksonville: Kathryn Abbey Hanna Park and Visit Jacksonville listing
• FDOT: First Coast Expressway St. Johns River bridge, First Coast News, News4JAX, and St. Johns Record
• JTA: St. Johns River Ferry, JTA: New ferry vessel, JTA grant release, News4JAX grant story, and Jax Times
• City of Fernandina Beach: Marina redevelopment, Nassau NewsLine, and Fernandina Observer
• 50 CFR 224.105 and NOAA Fisheries: Reducing vessel strikes
• Events: Explore Clay, City of Green Cove Springs, Visit St. Augustine Lincolnville Festival, Lincolnville HPRS, Super Girl Surf schedule, Visit Jacksonville, Right Whale Festival, Amelia Island CVB
• Last week's post: Jacksonville Beaches and Coastal Market, Week of October 19, 2026