Get a clear breakdown of the Q3 2026 Jacksonville Real Estate Market Outlook by JWB with Gregg Cohen, Co-Founder of JWB Real Estate Capital.

The headlines say the housing market is struggling. But is that actually what's happening in Jacksonville?

Here's what we'll cover:
✅ What's actually happening with Jacksonville home prices, home sales, and rents right now
✅ Why Jacksonville's housing shortage isn't going away—and what it means for future home values and rents
✅ An update on the proposed institutional investor ban—and what it means for home prices, competition, and everyday investors
✅ Why the headlines may be misleading and how to read the data the right way

This episode gives you a clear, data-driven view of the Jacksonville real estate market straight from one of JWB's owners.

Whether you're already investing or considering your next move, this quarterly market update will help you cut through the noise, understand what's really driving the market, and make more informed investment decisions.

Listen NOW!

Chapters:
00:00 Q3 Market Kickoff
01:52 Why Boring Wins
02:55 Show Format and Disclaimers
04:11 Jacksonville Sales Snapshot
06:14 Home Prices and Appreciation
12:48 Days on Market and Inventory
16:17 Foreclosures and Market Health
18:56 Rent and Portfolio Metrics
21:20 Property Management Performance
28:25 Rent Growth and Renewals
34:58 Normalization Trendline Explained
36:53 2019 vs 2026 Comparison
40:22 Housing Act Timeline
42:07 Institutional Ban Reality
43:52 Seven-Year Rule Fallout
46:01 House Fix And Reconciliation
48:10 Florida Property Tax Push
50:03 Pros, Cons, and Unknowns
53:34 Local Budget Impact
56:07 Checking Past Predictions
58:25 Featured Properties Webinar
01:01:18 Key Takeaways Recap
01:04:44 Jacksonville Tour Invite
01:06:43 Q And A Profit Centers
01:13:47 Market Cycle And Insurance
01:18:32 Refi Strategy And Wrap Up

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

BiggerPockets just shared a list of the top 10 markets for rookie investors, and Jacksonville came in at the top!

That sounds like good news if you are thinking about buying your first rental property. But choosing the right city is only one part of making a smart first investment.

That’s why this week on the Not Your Average Investor Show, JWB Co-Founder Gregg Cohen and host Pablo Gonzalez are breaking down the list and talking about what first-time investors should really look for before they buy.

You’ll learn:
✅ Why Jacksonville stands out as a market for new investors
✅ Why your first investment should be about avoiding big mistakes before chasing the biggest return
✅ How to think about the market, the property, and the team helping you invest
✅ What makes Jacksonville worth considering beyond one ranking

Your first rental property can shape how you think about investing for years to come. The goal is not just to buy in a market that made a list. It is to make a decision that gives you a strong foundation for building long-term wealth.

Listen NOW!

Chapters:
00:00 Show Kickoff
01:57 Inc Best Workplaces Win
03:40 Why Awards Matter
06:09 Five Million Cash Flow
08:23 Top 10 Rookie Markets
11:11 What Makes a Rookie Market
11:53 Survivability Comes First
14:32 The Right Team Matters
17:39 Affordability And Cash Flow
23:20 Rental Demand And Runway
26:24 Diversified Economy Teaser
26:34 Job Base and Anchors
28:02 Fortune 500 vs Industry Mix
29:51 Negative Cash Flow Explained
32:44 Incentives and Trust
36:37 Market Evaluation Prism
38:20 Appreciation First Cities
41:32 Cheap Cash Flow Traps
45:22 Population Growth and Perception
49:14 Goldilocks Markets Texas Florida
51:45 Why Jacksonville Wins
54:57 Operator First Takeaway
58:17 Wrap Up and Next Show

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

Interest rate and monthly payment? We all know those numbers.

But what about the total interest you could pay over the full life of the loan?

One investor recently looked at that number across 14 mortgages, and the results were hard to ignore. Some loans showed total interest percentages as high as 133%!

That’s why this week on the Not Your Average Investor Show, host Pablo Gonzalez is sitting down with Leslie Wilson, known in the community as The Real Estate Maven, to talk about what she found, why it changed how she looks at her mortgages, and the financing strategy she is now researching.

You’ll learn:
- where to find the total interest percentage on your mortgage paperwork
- what Leslie discovered after reviewing 14 mortgages
- exploring HELOCs and lines of credit to pay down mortgage debt faster
- what to consider before changing the way you use debt and equity in your portfolio

Sometimes one small number on a loan statement can change how you think about your whole portfolio.

Listen NOW!

Chapters:
00:00 Meet The Maven
02:26 From Plan B to Plan A
04:25 Early Rentals and Hard Lessons
06:01 Crash Opportunity in Denver
09:06 Finding JWB and Scaling Up
12:51 Why Jacksonville Now
14:27 Funding Deals with Refinances
17:46 Appraisals and Investor Mindset
21:24 Bundle to Ten and DSCR Loans
24:22 Asset Protection and LLC Setup
27:35 Infinite Banking Explained
33:47 Using Policy Loans for Down Payments
36:58 Audience Q and Tax Treatment
37:27 Mutual vs Stock Insurers
38:12 Tax Free Policy Loans
39:20 Replace Your Mortgage
41:48 HELOC Cashflow Method
45:34 Snowball vs Avalanche Payoff
48:18 Why Keep Optimizing
52:00 Portfolio Pac Man Breakdown
55:06 Why Jacksonville Works
58:03 Tactical Q and A
01:00:16 Termites and Repairs
01:03:49 Plant the Tree Today
01:05:32 Final Send Off

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

The new State of Downtown Jacksonville Report just dropped, and the numbers tell a bigger story for real estate investors.

There’s always a lot of talk about downtown Jacksonville, but this report gives us actual numbers to work with. And as real estate investors, that’s where the conversation gets more useful.

That’s why this week on the Not Your Average Investor Show, JWB Co-Founder Gregg Cohen and show host Pablo Gonzalez are breaking down what’s new, what’s interesting, and what matters from the latest State of Downtown Jacksonville report.

They’ll talk about:
- the biggest single-family trends from the report
- what the multifamily numbers reveal about downtown demand
- how Jacksonville compares to national market trends
- which data points matter most for long-term rental investors
- what the report suggests about downtown Jacksonville’s next phase

Don’t just read the report. Come get the data with perspective, ask your questions, and see what these numbers could mean for investors.

Listen NOW!

Chapters:
00:00 Downtown Report Teaser
01:20 Show Intro and Setup
02:14 What Is Downtown Vision
04:28 Downtown Vision vs DIA
06:22 Why Downtown Matters Investors
09:08 18 Hour Downtown Thesis
12:26 Jacksonville Macro Highlights
13:27 10K Residents Tipping Point
15:39 Population Surge and Projections
23:48 Grocery Stores Signal Momentum
27:08 Defining Downtown Neighborhoods
28:14 Downtown Economic Impact Stats
30:14 Seven Billion Development Pipeline
32:59 Under Construction vs In Review
35:04 Big Projects Spotlight
35:22 Pearl Square Momentum
38:38 Jobs And UF Campus
41:36 Three Downtown Nodes
44:11 Eds And Meds Growth
46:26 Office Vacancy Reality
50:18 Visits Events Nightlife
54:36 Public Spaces Flywheel
57:43 Community Q&A Roundup
01:04:33 Final Takeaways Signoff

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

Everybody wants to feel more confident before making a big investing decision.

But for a lot of people, that confidence does not show up all at once. It builds over time through learning, listening, asking questions, and seeing what actually works in the real world.

This week on Not Your Average Investor, Gregg Cohen sits down with Reggie Faunce to talk about what it looked like to go from learning about real estate investing to finally taking action, and why that journey became about much more than just buying a property.

Here’s what we’ll dive into:
- how real investors think about building wealth in a changing market
- what people learn once they are actually in the journey
- how investors handle uncertainty, setbacks, and surprises
- what lessons may help you make your own next move with more confidence

If you have ever thought to yourself, "I need a little more confidence before I make my next move," this is a conversation worth hearing.

Listen NOW!

Chapters:

00:00 Welcome and Setup
02:33 Meet Reggie Faunce
03:24 Community and First Win
04:55 Reggie Background Story
05:34 First Property and Education
09:06 Using a 1031 Exchange
12:33 Why Buy and Hold
15:00 Legacy and Family Wealth
16:46 Summit Cardboard Cutouts
18:48 Teaching the Next Generation
24:04 Rentership Trend and Roll Call
25:46 Overcoming Challenges
32:06 Three to Five Year Plan
34:03 VA Loan House Hacking Plan
36:26 House Hacking On Steroids
38:44 Equity Harvesting And Legacy
40:39 Portfolio Numbers Breakdown
42:23 Choosing New Build Vs Rehab
48:01 Five Profit Centers Explained
49:24 Incentives And Refinance Upside
52:02 Q&A 1031 Exchange Timing
56:23 Incentives Questions And Wrap
57:45 Final Thanks And Sendoff

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

We’ve officially hit 500 episodes of the Not Your Average Investor Show.

What started as a conversation about real estate investing turned into something more. A place where investors could find clarity, ask better questions, and stay grounded through every market cycle.

Along the way, there were challenges. Moments of uncertainty. Big decisions in real time. And conversations that helped shape how investors think and act.

In this special 500th episode, show host Pablo Gonzalez and JWB Co-Founder Gregg Cohen take a look back at the journey. Not just the highlights, but the moments that defined the experience of investing through it all.

Here’s what we’re diving into:

- What it felt like to invest through uncertainty and changing markets
- The real-time decisions and conversations that shaped outcomes
- How this community became a place for long-term thinking
- The lessons that still guide investors today

When you take a step back, you start to see how each moment connects.

This episode is about the journey we’ve all been on together and what it means moving forward.

Listen NOW!

Chapters:

00:00 500th Episode Kickoff
01:40 Intro Montage Madness
04:18 GC Nicknames and Roll Call
06:54 Humble Origins at Coop303
09:20 The Social Proof Bet
10:38 COVID Changes Everything
15:32 Leading Through Uncertainty
20:55 Celebrity Guest Highlights
26:04 Network Power and Takeaways
29:02 Jacksonville Future Teasers
31:14 Community Guest Investors
36:55 Investor Story Nuggets
38:25 Overcoming Investor Obstacles
39:51 Tacit Knowledge Exchange
41:45 Fan Appreciation With Greg
43:38 Going IRL With Meetups
47:17 Summit Origins And Vision
53:38 Downtown Jax Q&A
58:27 GC Market Update Receipts
01:06:36 How Market Updates Evolved
01:10:44 Final Takeaways And Thanks

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

Property taxes have been one of the biggest investor concerns in Florida. They rose sharply over the past few years, headlines have been everywhere, and now there’s talk about eliminating them altogether.

But are they actually hurting rental property investors?

In this episode of the Not Your Average Investor Show, Gregg Cohen and Pablo Gonzalez break down what’s really happening with property taxes, and more importantly, where they actually fit in your investment decision.

You’ll learn:

- What really happened to property taxes since 2020—and why that spike isn’t the norm
- How rent growth, cash flow, and equity gains have offset rising taxes over time
- What typical property tax increases look like in a more stable market
- What to make of Florida’s proposed property tax changes—and what’s real vs speculation

Smart investing requires understanding what truly moves the outcome over time.

Listen NOW!

Chapters:

01:33 Welcome to First Draft
02:56 Roll Call in Studio
04:19 New JWB Headquarters
05:08 500 Episodes Reflection
06:27 Why Property Taxes Matter
07:59 DeSantis Tax Headlines
10:47 House vs Senate Plan
13:14 Who Pays the Bill
19:38 Investor Upside and Risks
21:48 Myth of Florida Tax Pain
22:48 GC Data Breakdown
27:14 Jacksonville Numbers 2020-Now
29:39 Sticker Shock Taxes
31:07 Rents Beat The Hike
32:59 Net Gains Breakdown
35:40 High Floor High Upside
38:49 Normal Tax Reality
41:20 Pro Forma Math Explained
42:47 Forecasting The Future
45:29 Long Term Investor Lens
49:04 What Matters Most
53:05 Pay Yourself First
59:01 Reserves Reduce Pain
01:00:43 Tax Cut Q&A
01:03:36 Episode Wrap Up

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

Every investor wants more clarity before making their next move…

But in 2026, with market shifts and mixed signals, knowing what to do next isn’t always straightforward.

That’s why we continue to bring you what matters most—real investor experiences.

This week on the Not Your Average Investor Show, we’re joined by a JWB client to break down a real investing journey and what it actually takes to build long-term wealth.

Join host Pablo Gonzalez for a conversation focused on:

- how real investors are thinking about their goals in today’s market
- the decisions that shape a long-term investing strategy
- how to navigate uncertainty and risk
- the lessons that only come from real-world experience
and more

Because the best investing insights aren’t found in headlines—
they’re built through real decisions, real outcomes, and a long-term perspective.

Listen NOW!

Chapters:

00:00 Meet Josh Wedding
01:50 Money Stress Wakeup
05:15 Marriage Future Mindset
08:08 Oilfield Grind Sparks Investing
10:40 Stocks Crypto Learning Curve
14:34 First Turnkey Lessons Ohio
16:19 Cashing Out Crypto For Real Estate
19:02 Why Jacksonville And JWB
21:35 Portfolio Breakdown Five Homes
24:12 Why Buy Five So Fast
26:29 Taking Chips Off The Table
30:10 Emotion And Regret Framework
31:38 Real Estate as Hard Asset
32:10 Portfolio Returns Breakdown
33:04 Refinancing to Scale Up
36:15 Running the Refi Math
38:44 Serial Refi Snowball Plan
41:11 Regret Minimization Mindset
43:46 Bad Ohio Turnkey Lessons
48:40 Spouse Buy-In and Trust
51:04 How to Vet Operators
54:58 Underpromise Overdeliver
56:11 Advice and Closing

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

Not long ago, renting was seen as temporary. Now, it’s becoming a long-term choice for millions of people.

What’s less clear is why… and whether it’s something investors can rely on long term.

In this episode of the Not Your Average Investor Show, Gregg Cohen and Pablo Gonzalez break down what’s really driving rent growth in today’s rental housing market and why it may be more stable than it looks.

You’ll hear:

- Why more people are renting longer than expected
- What’s behind rising rents, including income growth and housing supply
- How rental demand trends are shifting across the U.S.
- What real portfolio data shows about occupancy, lease renewals, and rent collection

If you own or are considering rental property investing, this helps you understand what’s actually driving your returns.

Listen NOW!

Chapters:

00:00 Why Rents Matter
02:51 Rent as Business Revenue
03:47 Adult Milestones Shift
07:04 Is Renting the New Normal
14:37 Lifestyle Mobility and Careers
18:10 Housing Supply Crunch
20:26 Rent Inflation Since 2020
22:58 Small Rent Bumps Big Cashflow
26:04 Comparing Cities With Data
27:47 Why Big Cities Lag
28:57 Jacksonville Outpaces Metros
30:19 Percent vs Dollar Growth
33:17 Rent As Dividend Growth
34:14 Is Rent Growth Risky
37:03 Jacksonville Market Health
39:22 Neighborhood Level Variance
41:18 Florida Exodus Question
45:33 Fundamentals Beat Politics
51:17 Inflation And Final Wrap

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies

If a property keeps showing higher maintenance costs, is it still the best place to keep your capital?

This week on the Not Your Average Investor Show, Gregg Cohen and Pablo Gonzalez welcome back Michael Santorios to explore how to think through operational intensity, property performance, and whether a move like a 1031 exchange into newer construction may make sense.

You’ll Learn:
🔁 The 1031 question: What investors should think through before exchanging into newer construction.
📊 Looking beyond surface frustration: How experienced investors evaluate property performance through a bigger portfolio lens.
🏠 Business-minded property decisions: Why costs like tenant upgrades or repairs sometimes need to be weighed against turnover and long-term value.
📈 Portfolio stage matters: How your strategy changes when you move from simply buying properties to optimizing the ones you already own.

This is a helpful episode for investors who want to make more thoughtful portfolio decisions with clarity and confidence.

Listen NOW!

Chapters:

00:00 Sell or Hold Big Questions
01:28 Meet the Hosts and Guest
02:13 Breaking Rent Payout Milestone
03:47 Michael Portfolio Snapshot
05:31 Pacman Profit Centers Explained
07:22 Rebalancing and 1031 Idea
11:00 Maintenance Emotion vs Math
18:03 Greg Numbers Based Reality Check
23:08 Long Term Investing Mindset
28:47 Portfolio Cashflow Scorecard
31:26 Sky Drive Case Study Setup
32:28 Pro Forma vs Actual Returns
35:00 Market Value and ROI Reports
38:12 Tax Savings Explained
38:50 Appreciation And Rent Growth
41:25 Maintenance Surprise Breakdown
45:20 Paying For Big Repairs
47:43 Sell Or Hold Framework
50:51 Cap Rate Comparison
55:04 True Cost Of Selling
01:01:23 Decision To Keep Property
01:04:11 Rapid Fire Q&A Wrap
01:09:27 Final Takeaways And Thanks

Stay connected to us! 

Join our real estate investor community LIVE: 
https://jwbrealestatecapital.com/nyai/

Schedule a Turnkey strategy call: 
https://jwbrealestatecapital.com/turnkey/ 

*Get social with us:*
Subscribe to our channel  @notyouraverageinvestor  
Subscribe to  @JWBRealEstateCompanies  
🌐 Facebook Group - https://www.facebook.com/groups/rentalpropertyinvesting
📸 Instagram - https://www.instagram.com/nyai_community
📸 Instagram - https://www.instagram.com/jwbrealestatecompanies