Rankings/Jacksonville, NC

Jacksonville, NC

NeutralTier 1CBSA 27340Compare

Risk Rank: #66 of 274Month: 2026-05Score change (12m):— +2

57score

Composite risk percentile vs 274 metros (higher = higher risk)

Executive Summary

Jacksonville's housing market shows average risk, ranking 66th of 274 metros. The market recently entered Expansion. Current conditions are balanced with stable liquidity. Broad-based growth with healthy fundamentals.

Jacksonville experienced a market correction from early 2024 through mid-2024. The market has since normalized and entered Expansion.

Inventory is growing at a moderate +10% pace with homes taking -6% longer to sell — within normal ranges.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Normal growth conditions with balanced fundamentals

Key Dynamics

Risk is primarily driven by permits per capita and permit growth, while price momentum provides the most support.

Top Drivers

Permits per Capitap86

Permits per 1,000 residents

Permit Growthp85

YoY permit change

Affordabilityp74

Mortgage payment / income

Market Signals

Inventory is growing at a moderate +10% pace with homes taking -6% longer to sell — within normal ranges.

Liquidity

Stable—

Active Listings YoY

+9.8%p59

Days on Market YoY

-5.9%p36

Months in status1

Data through May 2026

Valuation

Balanced—

Rent vs. Price Growth

+3.5%p94

Months in status1

Data through May 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumLow Risk

+0.1%p11

12-month HPI change — higher = overheating

Permit GrowthHigh Risk

+27.1%p85

YoY permit change — higher = supply pressure

Permits per CapitaHigh Risk

8.36p86

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityElevated

0.31p74

Mortgage payment / income — higher = more burdened

EmploymentNeutral

+0.0%p54

12-month employment change (risk inverted)

MigrationBelow Avg

+$46Kp34

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Normal expansion. Credit is available, transactions are healthy — no constraints on current growth momentum.

Bank Lending Standards

-3.7Normal

Rate Change (YoY)

-38 bpsNormal

Mortgage Risk Premium

+199 bpsElevated

Stable for 9 quartersData through 2026-Q2

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.90Elevated

Completion-Permit Divergence

-5.9 ppNormal

Accumulating for 5 quartersData through 2026-Q2

Local Signals

Metro Permit Activity

Permit Activity

Surge

YoY Permit Growth

+27.1%Far above norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Permit activity is surging and demand is absorbing it. Both sides of the market are running hot — monitor for overheating if liquidity shifts.

Employment Concentration

Employment

Concentrated

Largest SectorGovernment 27.9%

QCEW 2024 annual averages

Internal Structure

County-level structural analysis.

County-level structural analysis is not available for this metro due to fewer than 3 qualifying counties.

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2025-12	Exp	58	6	67	75	92	34
2025-11	Rec	56	46	26	78	85	33
2025-09	Rec	51	50	26	78	51	33
2025-08	Hyp	53	37	26	78	75	33
2025-06	Hyp	46	25	26	75	51	33
2025-05	Rec	55	55	26	75	74	33
2025-04	Hyp	62	81	26	75	89	33
2025-03	Rec	60	99	26	80	57	33
2025-02	Hyp	61	99	26	80	62	33
2024-12	Rec	63	95	26	76	79	33
2024-11	Hyp	62	86	26	76	87	33
2024-09	Hyp	64	98	26	79	82	33
2024-06	Hyp	50	57	26	72	45	33
2024-05	Ress	48	71	26	72	16	33
2024-03	Ress	48	50	26	67	46	33
2024-02	Hyp	43	42	26	67	23	33
2023-12	Ress	47	71	26	77	10	33
2023-10	Ress	45	49	26	77	16	33
2023-08	Rec	52	92	26	74	22	33
2023-07	Hyp	55	100	26	74	32	33
2023-05	Hyp	53	97	26	68	27	33
2023-02	Ress	52	96	26	71	20	33
2022-12	Ress	54	99	26	81	16	33
2022-09	Ress	48	50	26	67	48	33
2022-06	Hyp	43	46	26	61	24	33
2022-05	Exp	52	43	26	61	79	33
2022-04	Rec	50	40	26	61	72	33
2022-02	Rec	58	65	26	69	87	33
2022-01	Exp	56	59	26	69	79	33
2021-11	Exp	57	80	26	77	43	47
2021-08	Exp	51	62	26	72	33	47
2021-05	Exp	48	66	26	73	12	47
2021-03	Rec	50	78	26	78	3	47
2021-01	Rec	46	54	26	78	3	47
2020-10	Rec	40	22	26	79	4	44
2020-07	Rec	39	14	26	79	6	44
2020-04	Hyp	56	77	26	83	36	44
2020-03	Ress	63	99	26	86	55	44
2020-01	Ress	63	98	26	86	58	44
2019-10	Ress	50	54	26	83	17	54
2019-09	Exp	52	82	26	84	0	54
2019-07	Exp	67	97	26	84	75	54
2019-04	Exp	66	97	26	84	67	54
2019-03	Rec	65	95	26	82	64	54
2019-01	Rec	65	95	26	82	67	54

Data Vintages

Price (HPI)2026-Q1

Permits2026-05

Income2024

Employment2026-05

Migration2023