If You Wait Until August To List You Might Sit

If You Wait Until August To List You Might Sit

The summer market looks calm on the surface, but the current underneath is changing fast. We’re seeing more price reductions, more hesitation, and a real risk that sellers who wait until late July or August end up sitting through the fall. From our day-to-day work in the Jacksonville real estate market, we break down what that shift feels like in real time and how to think about timing if you’re planning to list, buy, or relocate. We also get into the messy middle of deals, where the headlines about mortgage rates don’t tell the whole story. Rates keep bouncing between highs and small improvements, and that uncertainty can make buyers freeze, especially in a midterm election year. We talk about why a rate drop later could bring competition roaring back, and why buyers who act during quieter weeks can sometimes negotiate better terms, inspections, and seller concessions. Then we share two stories with real stakes. First, a VA home loan eligibility case that almost died at “probably not,” until we worked directly with the VA and found a path to 100% financing for a veteran family. Second, a historic home transaction in Avondale and Riverside featuring knob and tube wiring, repair credits, seller concession limits on a conventional loan, and an appraisal that came in low. If you’ve ever wondered why closing cost credits matter more than a simple price cut, or why “cash back at closing” is mostly a myth, we make it plain. If you got value from this, subscribe, share it with a friend who’s house hunting, and leave a review with your biggest real estate question so we can tackle it next. Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

Don't Skip The Pool Inspection

Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

Interest Rates, Inflation, and Opportunity: What Today’s Buyers Need to Know

In this episode, we break down what’s really happening in today’s real estate market and why more buyers are finally stepping off the sidelines. After months of uncertainty, many are accepting that rates aren’t dropping overnight and are making moves based on life changes instead of trying to time the market. We talk through the reality of fluctuating interest rates, the impact of inflation on everyday expenses, and why housing affordability feels tighter even though rates are still in line with historical averages. You’ll also hear real examples from recent transactions, including how appraisal gaps are being handled and what a more balanced market actually looks like for buyers and sellers. We also dive into strategies buyers are using right now to make deals work, including creative financing options like adjustable rate mortgages and how to think about long term equity instead of short term rate chasing. Beyond the numbers, this episode focuses on the importance of working with the right professionals. We discuss why relationship based business still wins, how experience can shape better outcomes in negotiations, and why not all lenders and agents operate the same. If you’re thinking about buying, selling, or just trying to make sense of the current market, this episode will give you a clear, honest perspective on what’s happening and how to approach it. Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

Jax Buyers Have The Advantage

Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty

RIGGS RANT: 5 Things I Can’t Stand About Realtors (And How We Can Fix Them)

In this episode, Nate Riggs — real estate broker and host of This Is Jax — brings back his legendary Riggs Rant from his Navy days… and he’s not holding back. From fake voicemail scripts to agents who ghost after showings, to the ones who don’t even understand their contracts — Nate lays out the five things that drive him crazy about Realtors and how the industry can raise its standards. This isn’t just venting. It’s a call for more professionalism, better communication, and higher expectations in real estate. 💥 What you’ll hear in this episode: 0:00 Intro The return of Riggs Rants 1:18 5 The fake “I’m with a client” voicemail script 4:23 4 Buyer agents who never return calls 6:57 3 Listing agents who don’t answer the phone 8:37 2 TikTok dances & social media cringe 10:06 1 Agents who don’t understand contracts 14:04 Final thoughts & a challenge to the industry 💬 Question of the day: What are your top 5 Realtor pet peeves? Drop them in the comments — Nate might feature yours in the next Riggs Rant! 👉 Subscribe for more no-BS real estate talk, market updates, and local insight from Jacksonville, FL. #RealEstate #RiggsRant #RealtorLife #ThisIsJax #SomedayHomesRealty #RealEstateBroker #RealEstateTraining #JacksonvilleRealEstate #RealtorFails #RealEstateTips Subscribe for more!  Are you considering selling or buying real estate in Florida? Consult with Nate today - Jax Beach, FL's best realtor. Nate is a Broker Associate at Someday Homes Realty. Nate's Links below: https://www.riggsgroupfl.com/ https://www.instagram.com/thisisjaxpod/ https://www.facebook.com/NateRiggsOfficial The future belongs to you! FL🌞R🌴DA #ThisisFlorida #JaxBeach #Jacksonville #Florida #RealEstate #Realtor #HouseingMarket #904HappyHour #Duuuval #nateriggsofficial #somedayhomesrealty