For homeowners thinking of selling
Green Cove Springs & Lake Asbury — September 2026
Three questions, every time: did it sell, how long did it take, and what was the gap between asking and getting. This month the clearest answer is the second one — homes that never cut their asking price sold in 20 days for the full price they asked. The ones that cut took 79.
What pricing right is worth
146 Lake Asbury closings
July 1 – September 30, 2026
Never reduced the asking price · 61 of 146 (42%)
20 days on the market
Sold at a median 100.0% of the original asking price.
Reduced at least once · 85 of 146 (58%)
79 days on the market
Sold at a median 94.6% of the original asking price.
Typical reduction: $20,000, about 5.2%.
Read this the right way. A home that sells quickly at full price was usually priced well from day one — the speed and the price are two results of the same decision, not one causing the other. What the numbers do show plainly is the cost of starting too high: once a listing needs a reduction, the market has already moved on, and the reduction rarely buys the time back.
The same pattern, cut a different way. 26 homes (18%) sold within two weeks, at a median 100.0% of original asking — and 92% of them never reduced at all. The 73 that sat past sixty days finished at 95.2%, and only 25% of those got there without a cut.
Not every listing sells
Listings that closed, against those that expired,
were withdrawn or were cancelled in September
Green Cove Springs
The Lake Asbury area
Read that figure down, not up. Builders routinely withdraw and relist unsold spec homes, so some of what shows up as a failed listing is builder inventory being recycled rather than a homeowner who could not sell. 3 of the 13 Lake Asbury listings that came off unsold were flagged as new construction. Set those aside and the sell-through for an ordinary Lake Asbury listing rises to 83.1%, and 77.0% city-wide. The real rate for a homeowner is better than the headline number.
If you are selling a resale home in Lake Asbury — 30 of the 49 homes that sold here in September were brand new. Your competition is not only the house down the street. It is a builder who can put thousands toward a buyer’s closing costs, buy down the rate, or throw in the upgrades, without ever changing the price on the sign. What a builder cannot offer is your mature trees, your finished fence, your established lot, or a house somebody can move into next month instead of next spring. Price against what a buyer actually pays a builder, and lead with what they cannot build.
The last twelve months
Average days on market
Monthly, October 2025 – September 2026
Sale price vs original asking
How much of the first asking price sellers kept
How fast homes are selling
Sales July 1 – September 30, 2026
146 Lake Asbury closings
Sorted by how long a typical home took to sell, fastest first. Neighborhoods with at least three sales in the quarter are listed on their own. A neighborhood that takes longer is not a lesser one — it usually means more homes on offer there.
| Neighborhood | Sold (3 mo.) | Median days on market | Sold without a price cut | Vs. original asking | Median sale price |
|---|---|---|---|---|---|
| Russell Retreat | 8 | 16.5 | 62% | 100.0% | $469,990 |
| Granary Park | 22 | 27.5 | 59% | 98.1% | $374,740 |
| Glen Haven | 4 | 46 | 50% | 96.8% | $339,000 |
| Lake Asbury | 16 | 49.5 | 25% | 95.1% | $625,000 |
| Royal Pointe | 3 | 66 | 33% | 96.2% | $420,000 |
| Hyland Trail | 25 | 67 | 40% | 97.8% | $400,000 |
| Holstein Crossing | 11 | 74 | 9% | 94.2% | $330,000 |
| Silver Creek | 3 | 87 | 0% | 93.2% | $307,500 |
| Sandridge Hills | 4 | 91 | 0% | 97.4% | $350,000 |
| Edenbrooke at Hyland Trails | 9 | 95 | 56% | 95.4% | $363,604 |
| Bella Lago | 15 | 117 | 20% | 94.6% | $352,990 |
| Rolling Hills | 10 | 127.5 | 50% | 97.4% | $327,400 |
| Anabelle Island | 4 | 161.5 | 75% | 95.5% | $360,000 |
| All other neighborhoods (12) | 12 | 19.5 | 75% | 96.1% | $299,500 |
| Lake Asbury area — all | 146 | — | 42% | — | — |
Where your home is changes the timeline. A typical Russell Retreat home sold in 16.5 days; an Anabelle Island home took 161.5, and Rolling Hills 127.5.
Resale homes in the newest communities wait longest. The neighborhoods further down this table are mostly ones where builders are still selling, so a resale there competes with a brand-new house and an incentive package every weekend.
What is your home actually worth?
These are area medians across every size and condition of house. Yours is not the median. What it sells for depends on its lot, its updates and what sold three doors down in the last ninety days. I will pull those comparable sales and walk you through them — no cost, and no obligation to list.