Atlantic Beach – A Tour of the Beaches


Atlantic Beach, FL

Travel Channel recently named Atlantic Beach one of Florida’s top 10 beaches.

They described Atlantic Beach, as a place that “exudes small-town charm, especially at the Beach Town Center where the pedestrian-friendly cobblestone streets are lined with restaurants, galleries and boutiques.”

I couldn’t have said it better myself. I’ve lived here for X years and it’s easy to see why this mostly undiscovered beach community is one of Florida’s best.

(Search all homes for sale in Atlantic Beach.)

Near Jacksonville

Another great thing about Atlantic Beach is it’s close to Jacksonville, one of Florida’s biggest cities. So in a sense you get the best of all worlds: Small-town charm, an amazing beach, and all the modern conveniences of a larger city, less than 30 minutes away.

With only a short drive, you can attend a NFL football game or other event at EverBank Field, watch one of Golf’s biggest tourneys at the TPC or take in some of city’s other attractions. Jacksonville has museums, art galleries, a zoo, and the Jacksonville Landing, which hosts over 300 special events each year.

Let’s Tour the Beaches

So this week I’m going to give you a quick look at the real estate market in Atlantic Beach. Over the next few weeks, I’ll also introduce you to a handful of the other beach communities that share some of the same characteristics and have affectionately become known as “The Beaches.”

(If you’d like to discover the fascinating history of the area, feel free to click here to access a free copy of my book, The Beaches: A History and Tour)

Atlantic Beach Real Estate

So let’s look a little more closely at the real estate market in Atlantic Beach. I’ve based the numbers on data through July of this year.

Over that time period, 302 homes have been listed for sale in Atlantic Beach. That’s a 4.5% increase over the same period in 2014, when 298 homes had been listed.  Home sales have also jumped by 11.5% YTD, as 210 homes sales have closed so far this year. That’s 22 more than in 2014, when 188 deals closed.

Atlantic Beach Real Estate Stats

Sellers are receiving, on average, about 93 percent of their listing price. This is basically the same as 2014.  The number of sellers getting more than listing price declined somewhat this year from 13.4% to 12.4%, a drop of 6.8%.

The number of days house stayed on the market before selling also ticked up slightly (1.3%) from 79 to 80. But inventory has plunged 23.9% from 142 homes to 108. As of the end of July 2015, months supply of inventory had fallen even more, 27.5% from 5.1 last July to 3.7 at the end of this July.

The Bottom Line

Simply put, the law of supply and demand indicates that demand for homes is rising, supply is dwindling and that should make it easier to sell your Atlantic Beach home faster and at a better price. If you’re a buyer, the quicker you purchase a home the more likely you are to get the best deal. If trends continue as they are, home prices should keep moving upwards.

We also have the prospect of an interest rate increase and mortgage rates could start increasing as early as next week. Read more about that here.

Contact Us and Get Started

If you’re thinking of buying now is the time before prices and rates go up any higher. If you’ve been thinking about selling, it’s also a great time to jump in. With housing inventory so low, you’re likely to get more interest than at any time in the last year or so.

Call us at 904-509-7584 or complete our online contact form and we’ll reach out to you.

Find Out What Your Home is Worth

Will the Florida Real Estate Market Slow Down in September?

FL Home Sales July 2015

“Northeast Florida’s July real estate activity reflects a trend that we have seen for the bulk of this year: a sizeable volume of sales, diminished inventory, increasing prices and fairly rapid sales. It’s an opportune time for home sellers in Northeast Florida.”  –Northeast Florida Association of Realtors, President, Sally Suslak

In June and July North Florida home sales soared, surpassing the 2,500 mark. In June 2,587 homes sold, the highest monthly number of sales on record since NEFAR started tracking stats. Another 2,534 homes changed hands in July. This followed three consecutive months of 2,200+ sales in March, April and May.

Search all homes for sale.

But as we move forward, the big question is will the Fed raise interest rates at their September meeting?

A September rate hike seemed very likely before the stock market tanked and regained its footing last week. Now the Fed may be more reluctant to raise rates. They usually don’t like to do so in the middle of global economic turmoil.

Fed Vice Chairman Stanley Fischer indicated that if market volatility eased a rate hike could occur, but other members of the committee suggested raising rates was “too risky” in the current economic environment. Some also admitted that the recent stock sell-off across the globe could have a big impact on the coming interest rate decision.

“It’s too early to tell. We’re still watching how it unfolds,” said Fischer

So keep a close eye on how things unfold over the next few weeks. But even if the Fed waits to increase its benchmark rate, it’s clear that a rate hike is coming soon. And the best time to buy and sale a home is now, before higher mortgage rates eat away at your buying power or slowdown the hot Florida real estate market. 

Now let’s take a quick look at the sales data from July 2015.

Pending Sales

Pending sales data also indicated that the market would keep trending in a positive direction through August. (The final numbers will be out in a few more days.)

There were 2,661 pending sales in July and over the last 5 months this number has topped the data from the market’s peak in 2005. The 2,661 pending sales represented a 24% jump over numbers from last July. So far this year pending sales have climbed 20% higher year to date than in 2014.

Closed Sales

The 2,534 closed home sales referenced above were divided between single-family homes (2,174) and condo/townhomes (360). The number of closed sales exceeded July 2014 numbers by 13.5 percent.   For the year, sales are up 12%.

Go Here to Discover How Much  Your Home is Worth?

Median sales price

Median sales price rose 9.1 percent from $165,950 last July to $181,000. This was a slight decline from June of 2015, when it stood at $183,590. Compared against 2014’s year-to-date sales data, the median price has risen 9 percent. Average sales price, which hit $224,891, also increased 4% over last July’s numbers and 6% for the year. On average, sellers received 94.3 percent of their listing price.


The lack of housing inventory is one of the drivers of higher prices. Sellers listed 3,373 homes in July, but buyer demand tin spring and summer still diminished inventory below normal levels. When July ended, only 9,722 properties remained, which is 4.4 months of supply. So the market was definitely tipped in the favor of sellers. Over 66 percent of the properties listed for $200,000 or less, while more than 33 percent of the homes were priced at $300,000 or more.

Days on the Market

Homes are also selling 3.7 percent faster than a year ago, as the average days on the market dropped to 78.

Contact Us Today if You’re Buying or Selling Your Home

Without a doubt, the North Florida real estate market is regaining its footing and building momentum. And as I mentioned above, now (while mortgage rates remain low) is the best time to buy or sell. If you’re a seller, inventory is low and demand is high, partly due to the low rates. If you’re a buyer, you can get more for your money while rates are low.

Contact us today and we can have your home on the market or find you your ideal home BEFORE RATES INCREASE. Reach us at 904-509-7584 or send us an email and we’ll get in touch with you.

Major Sporting Events of 2015 (Schedule) – Are You Going?


Which sporting events are the biggest of the year?

According to a recent study, this is how a sampling of respondents ranked them?

  • 81.0%    Super Bowl
  • 66.3%    The World Series
  • 43.9%    NBA Finals
  • 39.7%    The NCAA Final Four
  • 36.9%    Rose Bowl
  • 34.9%    The Kentucky Derby
  • 30.4%    The Indianapolis 500
  • 30.2%    The Daytona 500
  • 29.2%    The Stanley Cup
  • 25.7%    The Masters
  • 18.2%    The US Open (Tennis)

Are you planning on attending any this year?

We know that time can get away from us all and before we know it another year is in the books. So we put together this handy list of the major sporting events and their dates, as a reminder.

We’ve also added a couple of 2016 dates for a few that have already slipped  by this year — The Super Bowl and The Daytona 500. And there’s a couple just for us, Jacksonville residents — the Player’s Championship at TPC Sawgrass and the Gator (TaxSlayer) Bowl.Major-Events-Final-page-0

Click here to download in pdf format.

We hope to see you at a few.
Neil and Kathie McGuinness

The Perfect Time to List Your Home – Mid-March to Mid-April


Spring is one of the best times of the year for sporting events — March Madness, The Masters, and of course, Ponte Vedra’s own The Players Championship.

It’s also the perfect time to list your home for sale according to  “Zillow Talk: The New Rules of Real Estate.” Co-authors Spencer Rascoff and Stan Humphries analyzed  supply, demand and seller’s outcomes and pinpointed the middle or March to the middle of April, as the optimum time to list and sell a home.

(Click here to view all homes for sale in the Beaches Area.)

Mid-March to Mid-April

Zillow also looked at the best time windows to list in specific parts of the country. What they found is not that surprising, as the weather heats up so do home sales.

For warm climates — like Florida’s — the peak listing time begins in early March. If you’re in a cold weather climate, like the northeast, the season begins a bit later — around the middle of April.

Here’s a look at their findings:

March April Listing PeakHomes Sell Faster and For More

Here’s the crux of the research. Data reveals that homes sell around 15 percent faster and for about 2 percent more during the mid-March to mid-April timeframe.

Less Competition Means More Exposure

Why? Many homebuyers start their searches on the Internet. So if you list during the last part of February — as a mass of home sellers do — you face a ton of competition.

But if you wait a little longer you can get maximum exposure as the mass of listings are no longer as fresh.

Finding the Serious Buyers — Not the Tire Kickers

Data also shows that lender and agent contacts peak around early April. This is important to know, as serious buyers — not just tire kickers — usually contact an agent or lender when they are ready to act, not just look.

So listing your home, as buyers are getting more serious is a smart selling strategy.

Drop in Time on the Market Comes in Late March

If those aren’t enough good reasons to list now, here’s one more. Late March is typically the first time that the Days On the Market number begins to decrease markedly for homes listed after January first.

This drop shows that demand is growing and homes are selling faster.

Sell Your Home Faster and for a Higher Price

Contact us today and we can walk you through the listing process and have your home on the market as the buying season hits its peak. Reach us at 904-509-7584 or send us an email and we’ll get in touch with you.

Neil and Kathie McGuinness - Zillow Reviews
Click the Image to Read Kathie and Neil’s Reviews From Many Satisfied Clients.


Atlantic Beach FL Neighborhoods — View Dec/Jan Home Sales

Atlantic Beach FL Map

Old Atlantic Beach and North Atlantic BeachOceanwalk and Selva NorteSelva Marina and Sevilla GardensSelva Linkside and Selva LakesMarsh OaksOceanfrontRoyal PalmsRoyal PalmsCondominiums

Kathie and Neil McGuinness specialize in the Atlantic Beach area and know all the ins and outs of each neighborhood. Call them at 904-509-7584 for more information on the community or to sell or buy a home in Atlantic Beach, FL.

You can also view current homes for sale at

To View Recent Sales in PDF Form Click Here. 


Atlantic Beach Country Club Clubhouse from Montello

The Atlantic Beach Country Club had its grand opening on January 10th 2015, with over 700 in attendance.

This wonderful kick-off weekend included both the first ever golf tournament and the first ever Round Robin Tennis Tournament.

Become a Member

Memberships are doing extremely well with over 615 members already on board and we understand that social memberships now have a waiting list.

Purchase a Single-Family Lot

There are 178 residential single-family lots which will be developed along the new golf course. Two of North Florida’s most prestigious homebuilders have signed up for a total of 120 of these lots.

Toll Brothers

Toll Brothers Atlantic Beach Country Club Lots

The national luxury builder, Toll Brothers, has contracted for 90 lots where they will package the lot and home in one price.

Toll Brothers offers 8 home models, and each model has four elevations (Coastal, Classic, Shingle and Carribean). Toll Brothers’ impressive model home, their expanded Catalina Model, opened on January 12th. A basic Catalina Model in the Classic Elevation with the lot starts at $781,995.

Riverside Homes

Riverside Homes Atlantic Beach Country Club

Our Local Custom Builder, Riverside Homes, has contracted for 30 lots and will be offering eight floor plans (from 2300-3500 sf) designed exclusively for the new Atlantic Beach Country Club.

These fresh home designs will be packaged with a lot in their custom offering. The Riverside Homes Model Home will open on March 1st.

24 Lots Still Available

Separately, there are 58 lots which can be bought directly with your choice of licensed builder.

Of these lots, 34 have been sold, so 24 are still available for sale!

Come Join Us!

Kathie and I, ourselves, have contracted for Lot # 24. We look forward to working with anyone looking to purchase or build a home in the new Atlantic Beach Country, either through Toll Brothers or Riverside, or directly with an eye toward choosing your own builder.

We would be delighted to walk you through the models, floor plans and lots available.

Please call us for information on any of these residential possibilities.

You can reach us at 904-509-7584 or email us at [email protected].

Discover Jacksonville's Beach Communities