# More Than Just a Rate: Jacksonville Mortgage Magic By Hunter Downing (@hunterdowning) · Published 2026-09-01 Canonical: https://voce.com/@hunterdowning/rate-jacksonville-mortgage-magic-58knnd --- I'm Hunter Downing, a loan officer at Movement Mortgage in Jacksonville Beach, and I've got three things for you: mortgage expertise, hyper-local market intel, and dad jokes so bad they should come with an APR disclosure. Why? Because buying a home in 2026 is complicated enough — you deserve a loan officer who explains the numbers, knows the neighborhoods, and keeps you laughing while you sign papers. Case in point: Why did the homebuyer bring a ladder to the open house? Because they heard the property had a great rate. (You're welcome.) ## For the first time in 18 months, Jacksonville buyers have an edge ## Why Movement Mortgage? I get asked this a lot. "Hunter, why Movement?" Two reasons. First, we close loans **fast** — in 2023, Movement's average close time was 24.4 days, compared to the national average of 44 days ([Movement Culture](https://movement.com/culture-runs-deep)). When you're competing against other buyers in a balanced market, a fast close can be the difference between getting the house and watching it slip away. Second, **Impact Lending**. Movement gives **40%–50% of our profits** back to communities through education, infrastructure, and non-profit support. We've given over **$377 million** to the Movement Foundation so far and opened multiple public charter schools in underserved areas. Your mortgage doesn't just buy you a home — it helps build schools and support neighborhoods. That matters to me, and it matters to my clients. ## Who is Hunter Downing? I've been in the mortgage business since **2016** — that's a decade of helping families in the Jacksonville area buy homes, refinance, and navigate the wildest market cycles I've ever seen. Before joining Movement Mortgage in 2024, I spent eight years at Bank of England Mortgage, where I learned that every client's situation is different and every loan needs a custom solution. But here's what you really want to know: I'm a Jacksonville Beach local. I work out of **102 6th Ave North, Suites 8 & 9** — right in the heart of Jax Beach. I know the neighborhoods from San Marco to Nocatee, from Riverside to the Beaches. And I genuinely enjoy this work. As one client put it, "Hunter served as more than just a service provider but also as an advisor" ([Movement Mortgage](https://movement.com/lo/hunter-downing)). ![Jacksonville Florida coastal home with palm trees](https://hgtvhome.sndimg.com/content/dam/images/hgtv/fullset/2017/5/17/0/FOD17_Kukk-Architecture-Design_10th-Ave_2.jpg.rend.hgtvcom.616.822.85.suffix/1495040677095.webp) Jacksonville's housing market has shifted. The city moved from a buyer's market into **balanced territory** as of late summer 2026, according to the Realtor.com Market Clock report. Prices have been **flat since November 2024**, and Kurt Bogart, a broker associate with Endless Summer Realty, told [Realtor.com](https://www.realtor.com/news/trends/housing-market-buyers-southern-cities-buck-trend-market-clock-august-2026) it's "a great time to buy." New listings in Jacksonville dropped **4.2% year-over-year** as of late August, and active listings have shrunk every month since December 2025 ([The MortgagePoint](https://themortgagepoint.com/2026/08/31/new-listings-hit-four-month-peak-even-as-demand-declines)). That means sellers are pulling back, and buyers who are ready to move have real negotiating power. Nationally, the median sale price sits at about **$400,649** (up 1.9% year-over-year), with the average 30-year mortgage rate hovering around **6.65%** as of late August 2026 ([Redfin](https://www.stocktitan.net/news/RKT/redfin-reports-new-listings-hit-4-month-high-while-demand-slips-9ei6q6shje3i.html)). About **20.8% of listings had price drops** in August — which means sellers are more willing to offer concessions. Here's where that math gets interesting for Jacksonville buyers. **Let's make it real.** In August 2026, a **$350,000 home in San Marco** with a 6.65% rate and 20% down ($280,000 loan) carries a monthly payment of roughly **$1,797** — before taxes and insurance. Now run the same scenario with a **seller-paid 2/1 buydown**: the seller contributes around 2% of the loan amount ($5,600) to temporarily reduce the rate to 4.65% in year one and 5.65% in year two. That drops the monthly payment to roughly **$1,445** in the first year and **$1,620** in the second. That's about **$350 less per month** — which frees up cash for furniture, renovations, or just breathing easier. By year three, the rate resets to 6.65%, and by then you're likely to have refinanced or built enough equity that the original payment feels manageable. #### Key Takeaways - Jacksonville's market is neutral-to-buyer-friendly – sellers are pulling back, giving buyers more leverage - With rates around 6.65%, creative strategies like rate buydowns and seller concessions can make monthly payments work - Hunter Downing at Movement Mortgage combines local market intel, mortgage expertise, and a sense of humor to guide you through the process **Rate buydowns.** A seller can contribute toward buying down your interest rate, reducing your monthly payment for the first year or two (or permanently). With inventory sitting longer — **20.8% of listings had price drops** in August — sellers are more willing to offer concessions to close the deal ([Redfin](https://www.stocktitan.net/news/RKT/redfin-reports-new-listings-hit-4-month-high-while-demand-slips-9ei6q6shje3i.html)). That's a payment you can actually afford. **Piggyback loans (80/10/10).** Put 10% down with a conventional first mortgage at 80% LTV and a second mortgage at 10%. You avoid private mortgage insurance (PMI), keep more cash in your pocket, and the structure works well for buyers who have solid income but not a massive down payment saved up. **Seller concessions.** Instead of haggling over $5,000 off the asking price, negotiate for the seller to pay your closing costs or buy down your rate. In a market where buyers have leverage, this is often the smartest play. ## Creative strategies that work at 6.65% Here's the real talk: rates in the mid-6% range are the new normal — but that doesn't mean you can't buy a home. It means you need a creative approach to financing. I tell clients all the time: waiting for 3% rates again is like waiting for the referees to say Myles Jack wasn't down in that 2017 AFC championship game — it's just not happening. Here are three strategies I use daily for my clients in Jacksonville Beach and beyond. #### What clients say - "Hunter served as more than just a service provider but also as an advisor" — Jason B. (Movement Mortgage page) - 5.0-star rating on Experience.com with consistent praise for communication and education - Clients highlight straight talk, no pressure, and a process that feels easy from start to finish In Jacksonville, **new listings were down 4.2% year-over-year** as of late August, and active listings have shrunk on an annual basis every month since December 2025 ([The MortgagePoint](https://themortgagepoint.com/2026/08/31/new-listings-hit-four-month-peak-even-as-demand-declines)). That means sellers are pulling back — giving buyers who are ready to move a real opening to negotiate.