Putnam County Housing Market: Week of October 26, 2026

Why are watering limits still in place in Putnam County, and do they apply to private wells?

Yes, they apply to private wells. This is the single most misunderstood point we hear out in the county, so we will say it plainly first. The St. Johns River Water Management District declared a Phase III Extreme Water Shortage on May 11, 2026, under order F.O.R. No. 2026 0005. The order covers all of Putnam, St. Johns, Clay, Duval, Flagler, and Nassau counties, along with several others in the district. The district's own watering restrictions page and local coverage in Jax Times both say the limits apply whether your water comes from a utility, a private well, or a pump out of a lake, river, or pond.

What are the Phase III rules right now?

Here is the schedule as the district lists it today:

• Homes with an odd numbered address, or no address, may water landscapes on Saturday only.
• Homes with an even numbered address may water on Sunday only.
• Nonresidential properties may water on Tuesday only.
• No landscape watering between 8 a.m. and 6 p.m. on any day.
• No more than three quarters of an inch of water per zone, and no more than one hour per zone.
• Water used for looks only, such as decorative fountains, is not allowed under Phase III.

Hand watering with a hose and micro irrigation, such as drip lines, are treated differently under the district's rules, and new landscapes have their own allowance. If you are putting in new sod or new plants after a closing, read the district's page or call the district at 386 329 4545 before you schedule the work. Daylight saving time ends on Sunday, November 1, 2026, but the clock change does not loosen anything this year. The Phase III limits are the rules that count, and the district has not posted an end date.

Why is this still going on in late October?

Because the rain has not caught up. The district reported on October 14 that rainfall across the district in September averaged 5.30 inches, 1.44 inches below normal. Over the 12 months through September, rainfall totaled 42.07 inches, 8.94 inches below the long term average. All 18 counties in the district were below their 12 month averages, and 10 of them were more than 10 inches short. Groundwater levels in the Upper Floridan aquifer sat at the 8th percentile, which the district calls very low, even though nearly every monitoring site improved during the month. Those figures come from the district's September conditions release and were reported by WFTV and the Mandarin Beacon.

Dry years are not new here. Lake shorelines in the Interlachen and Florahome area move with the rain, and a dry year shows you things a wet year hides. That is not bad news for buyers. It is useful news, because a dry season is the most honest time to look at a lakefront lot.

What does this mean if you are buying or selling a home?

For buyers, it means a few new questions belong on your list before the end of your inspection period:

• Where does the water come from? City utility, county or private utility, or a private well. The answer changes your monthly bill, your inspection, and your lender's requirements.
• How old is the well and the pump? Ask for any service records. A well that has been working harder in a dry year is worth a closer look.
• Does the irrigation system work and is it set to the current rules? A timer still set for twice a week watering in the afternoon can put a new owner out of compliance on day one.
• What does the lawn look like, and why? A brown yard this fall may simply be a seller following the rules. Do not knock a price down over grass that is following the law, and do not assume a green yard means a perfect system.
• If it is lakefront, where is the water today? Look at the end of the dock. Ask the seller what the water depth looked like in a wetter year and whether the dock has a permit.

For sellers, it means being upfront. Tell buyers your water source, the age of your well and septic system, and that your yard reflects the watering limits. Photos taken in a wetter month are fine to use, but buyers will see the yard as it is on the day they visit. A short written note in your listing packet about the watering rules saves a lot of second guessing.

What else is happening with roads and city limits?

SR 20 resurfacing. The Florida Department of Transportation took bids on a project on SR 20 in Putnam County at its October 28, 2026 bid letting, according to FDOT's bid solicitation notice and its bid question page for proposal T2A84. The notice describes milling and resurfacing, base work, shoulder treatment, curb and gutter, traffic signals, signs, and sidewalk work on SR 20 from Rowland Avenue to South Palm Avenue, plus a second segment from SR 19 to Alabama Avenue, about 8.4 miles of roadway in all. FDOT's own documents and a separate regional road project page do not agree on the cost or the start date, so we are not going to give you either one. A bid letting is when contractors submit prices. It is not a start date. FDOT's District 2 proposal list shows bids received for this project, and FDOT had not posted results or awarded a contract as of October 29.

Palatka's October 22 agenda. The City Commission agenda for October 22 included Resolution 2026 R 187, which would approve $1,115,991.55 to complete the carbon filters, yard piping, and control system at the city's water treatment plant and connect the granular activated carbon filters. The same agenda listed second readings for two requests to annex, change the future land use map, and rezone property: one at 503 East Harris Street and one at 1273 Old Jacksonville Road. It also listed emergency stormwater and road repairs at 809 Kirby Street and at Mimosa Drive and Oleander Drive, and adoption of a Safe Streets and Roads for All safety action plan. The meeting has taken place. We have confirmed what was on the agenda, but we have not confirmed how each item was decided in two reliable sources, so please check the city's minutes before you rely on any outcome.

Why should a homeowner care about annexation? Because the line between city and county decides who picks up your trash, who answers a code question, which utility serves you, and which taxes show up on your bill. If you are buying near the edge of Palatka, confirm with the city and the Putnam County Property Appraiser which side of the line the property sits on today, and ask whether any annexation is pending nearby.

What do these numbers mean for buyers and sellers?

Rates eased a little. Is that enough to matter?

A small drop is still a drop. Using Putnam County's September median of $291,250 and 20% down, the loan is $233,000. At 7.24%, principal and interest comes to about $1,588 a month by our math. At the prior week's 7.32%, the same loan was about $1,601. At last year's 6.17%, it would have been about $1,423. So this week saved a buyer roughly $13 a month compared with last week, and the payment is still about $165 a month higher than a year ago. Taxes, insurance, and any association dues are extra. Your lender's actual rate depends on your credit, your loan type, and points, and it may differ from the survey average.

In St. Johns County, the September median of $568,750 with 20% down means a $455,000 loan. At 7.24%, principal and interest is about $3,101 a month by our math, compared with about $2,778 at last year's 6.17%.

Who has the leverage in Putnam County right now?

Putnam County had a 6.6 month supply in September. That is a lot of choice for buyers compared with St. Johns County at 3.7 months, Clay County at 4.4, or the NEFAR region as a whole at 4.0. NEFAR's Kim Knapp put it this way in the October release: "With more than 6,200 homes available across Northeast Florida, buyers have choices and are taking the time to find the right fit." Homes in Putnam still sold in a median of 31 days, so a well priced home in good shape does not sit forever. A home with a price that ignores the closed sales next door does.

How should buyers negotiate this fall?

With more homes to choose from, buyers can ask for more than a lower price. Here are the tools we see used most:

• Seller paid closing costs. These help with cash at closing and are often easier for a seller to agree to than a price cut.
• A rate buydown. A seller credit used to buy down the rate, either for the life of the loan or for the first year or two, can lower the payment more than the same dollars taken off the price. Ask your lender to price both ways so you can compare.
• Repairs or credits after inspection. In a dry year, add the well pump, the irrigation system, and the septic system to your inspection plan. Those are fair items to negotiate when something needs work.
• Time. A flexible closing date or a longer inspection period can be worth real money to one side or the other.

What about appraisal gaps?

In a market where buyers have this many choices, bidding wars are less common, so an appraisal coming in below the contract price is less of a worry than it was a few years ago. Rural and waterfront properties are the exception. When there are only a few sales of similar homes, an appraiser may have to reach far for comparables. If you are buying acreage or a lake lot, talk with your agent about how the contract handles a low appraisal before you sign, not after.

What should sellers do this week?

Price off real closed sales, not off the highest asking price you saw online. Be upfront about water, well, septic, roads, and flood zone. Expect buyers to ask for help with closing costs or a buydown, and decide in advance what you are willing to offer. A seller who is ready for those questions usually closes faster than one who is surprised by them.

What should you check in each part of our territory this fall?

NEFAR publishes county level numbers, not prices for each town, so we do not have a verified September price for North Palatka versus Satsuma versus Florahome, and we will not invent one. What we can give you is a practical checklist for five different parts of our territory, built around this week's water, road, and city limit news. These are suggestions from our own experience, not market statistics.

1. North Palatka and the Old Jacksonville Road area

This is where the annexation requests that were on the October 22 agenda sit, at 503 East Harris Street and 1273 Old Jacksonville Road. On the edge of any city, two homes a few hundred feet apart can have different water providers, different trash service, and different tax bills. Ask three questions before you write an offer. Is this property inside the city limits today? Is it on city water and sewer, or on a well and septic system? Is any annexation, rezoning, or land use change pending on the property or the parcels around it? The Putnam County Property Appraiser's records and a call to the City of Palatka will answer most of that in an afternoon.

2. The SR 20 corridor

If FDOT awards the SR 20 contract, the corridor from Rowland Avenue to South Palm Avenue will see lane work, curb and gutter, signals, and sidewalk work at some point. For a buyer, that may mean a season of slower drives. For a home or business near the road, it may mean better sidewalks and smoother pavement once the work is done. Ask the seller about driveway access and drainage at the street, and look at the property after a hard rain if you get the chance. Because the start date is not confirmed, do not plan a move around it either way.

3. Satsuma, San Mateo, and Georgetown

South of Palatka along the St. Johns River, a lot of buyers we talk with are looking at homes on or near the water, and the first thing to confirm on any of them is whether the home is on a private well and septic system or on a utility. If you pump your own water, the Phase III rules are part of your weekly routine. Ask for the well's depth if the seller knows it, the pump's age, and the last time the water was tested. If there is irrigation, check whether the timer is set to the current one day schedule. For river and lake lots, ask about dock permits and look at the shoreline as it is today.

4. Florahome and the western lake country

West of Palatka, the lakes and ponds around Interlachen and Florahome are part of what draws people out here. Lake levels in this part of the county rise and fall with the rain and with groundwater, and the district's numbers tell you groundwater is low this year. That makes this fall a good time to see a lake lot at its most honest. Look at how far the water sits from the end of the dock, how much shoreline is exposed, and whether the lot has its own well. Ask the seller about the lake in wetter years, and ask a surveyor or the county where the property line meets the water.

5. Hastings and the farm country toward the county line

Hastings sits in St. Johns County close to the Putnam County line, and it is surrounded by working farmland. Farm irrigation can be covered by separate water use permits rather than the residential schedule above, so do not judge a home's water situation by what you see in the fields next door. For a home on acreage, confirm which county the property is in, whether any part of the land has an agricultural classification on the tax roll, and what that would mean if the use changes after you buy. The Hastings Fall Harvest Festival on November 7, listed in the events section below, is a good excuse to drive out and see the area on a Saturday.

If you are weighing a Putnam home against one in Inland St. Johns, run the whole monthly cost, not just the price: principal and interest at today's rate, taxes, insurance (including flood insurance if the lot calls for it), utilities or well upkeep, and association dues or community development district assessments. In planned communities such as Silverleaf or World Golf Village, also ask whether lawn irrigation comes from reclaimed water or potable water and what the association's landscape rules say during a water shortage. The right choice depends on how you want to live, not just on the sticker price.

Is there good news for homeowners in Putnam County this week?

Yes, and it is worth pointing out, because the water story can sound gloomy if you only read the headlines.

• Rates moved down. Freddie Mac's 30 year average fell from 7.32% to 7.24% on October 29, the second weekly decline in a row, and the 15 year average fell from 6.68% to 6.60%. It is a small step, but it is a step in the right direction for buyers.
• Groundwater is improving, slowly. The district reported that nearly all of its Upper Floridan aquifer monitoring sites improved in September, even though overall levels are still very low. The trend is the right way, and every week of following the rules helps.
• Palatka's water plant work came before the city. The city's October 22 agenda included $1,115,991.55 to complete carbon filters, yard piping, and the control system at its water treatment plant, and asked the city manager to come back with a cost estimate for a new ground storage tank. Investment in drinking water systems is the kind of work that matters to every household on city water, whatever the final vote and timing turn out to be.
• Road work is moving toward a contract. FDOT took bids on the SR 20 resurfacing project on October 28, with sidewalk, signal, and curb work in the scope. Once it is built, that kind of project tends to make a corridor easier to drive and easier to walk.

What local events are happening October 26 to November 11, 2026?

We confirmed each event below on at least two sources, listed with each one. Please check the organizer's page before you head out, because details can change.

Two of these are fun and two are useful in a quieter way. The Planning Board meets in public, and it is where land use and zoning questions often get their first hearing in the city. If you own property near the edge of town or are thinking about buying there, sitting in on a meeting is the best free education you can get. The Hastings festival and the courthouse market on November 7 are both good ways to spend a Saturday seeing two very different parts of our territory.

Frequently Asked Questions

Do the Phase III watering limits apply to my private well in Putnam County?

Yes. The St. Johns River Water Management District says the limits apply whether your water comes from a utility, a private well, or a pump from a lake, river, or pond. Odd numbered and unnumbered addresses water on Saturday, even numbered addresses on Sunday, and nonresidential properties on Tuesday, never between 8 a.m. and 6 p.m., with no more than three quarters of an inch and one hour per zone. The district's phone number is 386 329 4545.

When will the watering restrictions end?

The district has not posted an end date. Its September report showed rainfall 8.94 inches below average over the last 12 months and groundwater at the 8th percentile, so check the district's watering restrictions page for updates rather than relying on a date you hear secondhand.

What is the median home price in Putnam County right now?

NEFAR reports that the September 2026 median price for single family homes in Putnam County was $291,250, up 2.2% from August, with 34 closed sales, 224 homes for sale, and a 6.6 month supply. With so few sales each month, the median can move around, so one month is only one month.

How much is a payment at today's rate on a Putnam County median priced home?

On a $233,000 loan, which is 80% of Putnam's September median, principal and interest at 7.24% is about $1,588 a month by our math. At last year's 6.17%, it would be about $1,423. Taxes, insurance, and any association dues are extra.

Should a brown lawn lower my offer on a home this fall?

Not by itself. Under Phase III, many lawns in our area look dry because owners are following the rules. Look at the irrigation system, the well, and the drainage instead, and negotiate on things that are actually broken.

What is happening on SR 20 in Putnam County?

FDOT has a resurfacing project on SR 20 from Rowland Avenue to South Palm Avenue, plus a segment from SR 19 to Alabama Avenue, and took bids at its October 28, 2026 letting. The scope includes resurfacing, curb and gutter, signals, signs, and sidewalk. A bid letting is not a start date, and published cost and timing figures do not agree, so we are waiting for FDOT to announce a contract and schedule.

Want to talk river, lakes, wells, or land?

Call or text The Parham Team at (386) 530 1737, or email parhamsells@gmail.com. Lindsey, Matt, and Holly work Putnam County and Inland St. Johns County with Lindsey Parham LLC, brokered by Momentum Realty. Learn more about us on our About page, and catch up on last week's report, Putnam County Housing Market: Week of October 19, 2026, or browse all of our weekly market reports.

Follow us: Zillow | Realtor.com | Facebook | Instagram | YouTube | Momentum profile

Sources

Data month: September 2026 (NEFAR, Florida Realtors, St. Johns River Water Management District). Rates: Freddie Mac, October 29, 2026. Rate links were checked on October 29, 2026; all other links on October 26, 2026.

• Freddie Mac Primary Mortgage Market Survey, October 29, 2026
• FRED: 30 year fixed rate mortgage average
• NEFAR September 2026 market release
• Jax Daily Record: Home sales activity declines in Northeast Florida
• Florida Politics: Northeast Florida housing sales slide again in September
• Florida Realtors: September and 3Q 2026 housing report and PR Newswire copy
• SJRWMD: Phase III Extreme Water Shortage order and watering restrictions page
• SJRWMD: September brings variable rainfall across the District and Monthly Hydrologic Conditions Report
• WFTV: Phase III water shortage continues
• Mandarin Beacon: Groundwater hits 8th percentile
• Jax Times: Phase III water restrictions explained
• FDOT bid solicitation notice, proposal T2A84, FDOT bid question page and FDOT October 28 letting work class breakout
• City of Palatka: City Commission agenda, October 22, 2026
• City of Palatka: Boo on the Avenue and Visit Palatka: Boo on the Avenue
• City of Palatka: Planning Board, November 3
• Visit St. Augustine: Hastings Fall Harvest Festival and Hastings: Fall Harvest Festival
• Visit Palatka: Palatka Farmers Market Honoring Our Heroes and Putnam County Chamber listing
• Arts Alliance of Putnam County: Veterans Day Songwriters Concert and Putnam Locals events
• Last week's post: Putnam County Housing Market, Week of October 19, 2026