The 2022 storms on this coast
Ian brought three to five feet of water above ground along the coast from Volusia to the Georgia line, with extensive beach erosion. Six weeks later, Nicole's surge and waves finished off much of St. Johns County's already-weakened dune system and closed stretches of A1A. For oceanfront associations, that meant seawall and dune work, insurance questions and, in some buildings, assessments — each of which shows up in a lender's review.
More vacation rentals than you might expect
St. Johns County has about 1,400 current condo vacation-rental licenses and Nassau about 780, against only a few thousand condo units in Nassau. Buildings around St. Augustine Beach and Amelia Island that run like vacation rentals can fall under the condotel rules.
The Jacksonville condo market, August 2026
Florida Realtors reported a median condo-townhouse price of $275,000 for the Jacksonville metro area in August 2026, up about 6%, on 449 sales.
Where buyers here get stuck
- Oceanfront buildings with dune, seawall or storm repairs — see assessments.
- Vacation-rental buildings in St. Augustine Beach and Fernandina — see condotels.
- Smaller buildings that may now skip project review entirely under the 2026 changes — see the 2026 changes.
Sources, checked September 2026: Florida DBPR condominium project counts (downloaded September 29, 2026) · Florida DBPR vacation-rental license files (current licenses, September 29, 2026) · National Hurricane Center, Hurricane Ian report · National Hurricane Center, Hurricane Nicole report · WJCT, November 11, 2022 · Florida Realtors, August 2026 metro-area report. Agency guides change; a lender confirms the rules in force on your application date.
Common questions
Can I finance a Jacksonville Beach condo if the building was declined?
Often. A portfolio or non-QM lender reviews the building on its own terms, and a decline in a small market is frequently a first look rather than the final word.
Did Hurricane Nicole affect St. Augustine condos?
Nicole's surge and erosion in November 2022 largely destroyed St. Johns County's already-weakened dune system, which affected oceanfront properties.
What is the median condo price in Jacksonville?
$275,000 for the Jacksonville metro in August 2026, per Florida Realtors.
Do small condo buildings need a project review?
Since March 2026, Fannie Mae waives project review for many projects of ten or fewer units.