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SOUTH FLORIDA
REAL ESTATE MARKET REPORT

Broward • Miami-Dade • Palm Beach

Market Update
August 13, 2026 through September 11, 2026

Prepared by Arkady Bruk, PA
LoKation Real Estate

Executive Summary

South Florida remains a two-speed market. Condo inventory is elevated across all three counties, giving buyers substantial leverage.

Single-family homes are materially tighter, with Palm Beach and Broward near balanced conditions and Miami-Dade slightly more buyer-friendly.

What stands out

• Miami-Dade condos have the highest inventory at 17.12 months, followed by Broward condos at 15.25 months.
• Palm Beach single-family homes are the fastest-moving segment, with a 34-day median DOM and 5.51 months of inventory.
• Across all six segments, new listings exceeded closed sales during the snapshot, so pricing discipline remains important.
• The active-versus-sold median price gaps should not be read as expected discounts on individual properties; they reflect different pools of listings and closings.

Overall Summary of South Florida Market Report:

1. Condos remain the clearest buyer opportunity

All three condo markets show elevated inventory: 15.25 months in Broward, 17.12 in Miami-Dade, and 10.94 in Palm Beach. Median DOM ranges from 66 to 77 days. Buyers generally have time, selection, and negotiating leverage, while sellers must compete aggressively on price, condition, and building fundamentals.

2. Single-family homes are much closer to balance

Single-family inventory is 5.69 months in Broward, 6.65 months in Miami-Dade, and 5.51 months in Palm Beach. These levels are far tighter than condos. Correctly priced homes can still move in roughly one month to six weeks, particularly in Palm Beach and Broward.

3. Pricing expectations are a central issue

In every segment, the median active price exceeds the median sold price. Because active and sold medians represent different property mixes, the gap is not an expected negotiation discount. It does, however, reinforce that current sellers need to validate pricing against recent closed sales, not simply against other asking prices.

4. Local conditions matter more than county averages

Waterfront neighborhoods, newer construction, luxury price tiers, age-restricted communities, buildings with assessments, and properties with financing restrictions can perform very differently from countywide medians. Buyers and sellers should use this report as a directional market view and then narrow the analysis to the specific neighborhood, building, and price range.

Recommended Market Strategy

• Buyers: Favor properties with longer DOM, prior reductions, motivated sellers, and strong association/financial fundamentals. In condos, negotiate both purchase price and economic terms where appropriate.
• Sellers: Price from recent closed comparables, prepare the property for launch, and respond quickly to weak showing activity. In condo markets, transparent association documentation can materially improve buyer confidence.
• Investors: Underwrite total ownership costs carefully, including HOA/condo fees, insurance, taxes, assessments, reserves, rental restrictions, and financing eligibility - not just purchase price.
• Everyone: Use county statistics as the starting point, then make decisions from hyperlocal comparable sales and property-specific due diligence.

Bottom line: South Florida is not one uniform market. Condos currently offer buyers the strongest leverage, while single-family homes remain substantially more resilient. For sellers, the winning strategy is accurate pricing and strong presentation; for buyers, the advantage comes from selection, due diligence, and market-specific negotiation.