Is It Me… or Is Every Home Suddenly Going Under Contract?

by Travis Tamillo

If you’re searching for homes in St. Augustine, St. Johns County, or Northeast Florida, you’ve probably noticed something…

If it feels like every home you look at is suddenly going under contract…
you’re not crazy.

I’m seeing it every day right now here in Northeast Florida.

My buyers are sending me homes nonstop — and more often than not, by the time we go to look at it or start talking about it… it’s already under contract.

So what’s actually going on?

The Spring Market Is in Full Swing

Every year around this time, things pick up — but this year it feels different.

We’re seeing:

More buyers actively jumping back into the market
More homes hitting the market
And most importantly… well-priced homes moving FAST

In St. Johns County, for example, homes are now going under contract in around 47 days on average, and that number has been dropping as we move into spring.

At the same time, closed sales are up and pending contracts are increasing, which tells you one thing:

Buyers are back and they’re making moves.

But Here’s the Part People Are Missing…

You’ll hear people say:
“The market slowed down.”

And technically… yes, compared to the crazy COVID years, it has.

Inventory is higher.
Prices have adjusted slightly.
Homes are sitting a little longer overall.

But that doesn’t mean homes aren’t selling.

It means the market has shifted to this:

If it’s priced right, it sells fast.
If it’s not… it sits.

Buyers Are Still Buying — They’re Just Smarter

Today’s buyers aren’t gone.
They’re just more selective.

They’re looking for:

Move-in ready homes
Good value
Homes priced correctly from day one

And when they find it…
they don’t hesitate.

That’s why you’re seeing homes go under contract quickly again — even while others sit on the market.

What I’m Seeing With My Buyers

This is where it gets real…

My buyers are:

Sending me listings daily
Watching the market closely
And jumping when the right home hits

But here’s the frustrating part:

The good ones don’t last.

We’ll line up a showing… and it’s gone.
We’ll start talking numbers… and it’s already under contract.

That’s the reality right now in Northeast Florida.

VA Buyers & Veteran Sellers — This Market Still Works

As a veteran myself, I work with a lot of VA buyers and military families.

And here’s the truth:

They’re still winning in this market.

Why?
Because when they’re:

Pre-approved
Working with a solid strategy
And ready to move

They can absolutely compete.

On the flip side, I’m also seeing veteran sellers benefit when their homes are:

Clean
Updated
And priced right

Those are the homes getting attention and going under contract quickly.

The Bottom Line

The market didn’t crash.
Buyers didn’t disappear.

The market just got more selective.

And right now in Northeast Florida:

Buyers are active
Homes are going under contract
And the good opportunities don’t last

Thinking About Buying or Selling?

If you’re a buyer:
You need to be ready — because hesitation is costing people houses right now.

If you’re a seller:
Pricing and presentation matter more than ever.

Because in this market…
You either hit the market right…
or you sit on it.

If you’ve been watching the market and wondering what’s really going on, I’m happy to walk you through it.

— Travis