Are Snowbirds Selling Their Homes in South Florida?

Last updated October 12, 2026

Published by Gia Freer, Broker of Record, PBP Real Estate, LLC · Florida broker license BK689801

Not at the national pace. In 2025, owners whose tax bill went outside Florida bought 0.83 South Florida houses and 0.74 condominiums for every one they sold, against 0.52 vacation homes bought for every one sold nationally in September 2026. The region splits by county: Martin County gained out-of-state owners, Palm Beach was close to even, and Broward and Miami-Dade lost them. Through September 2026 the share of sellers who live out of state has not risen. We matched every 2025 sale in the five counties to the Florida Department of Revenue tax rolls to see who sold and who bought, which is a different and more local measure than the national chart circulating this week.

Are snowbirds selling their homes in South Florida faster than they buy?

Yes in Broward and Miami-Dade, roughly even in Palm Beach, and the reverse in Martin County. For each 2025 resale we looked up the seller on the county tax roll from the year before the sale and the buyer on the roll from the year after. An owner counts as out of state when the property carries no homestead exemption and the tax bill is mailed to an address outside Florida. Companies and new construction are left out, so builders and investment funds do not count as snowbirds. A figure of 1.00 means one out-of-state owner bought for every one who sold.

Are snowbirds leaving Broward and Miami-Dade?

More are selling than buying, and in Broward the gap has widened for three years. Broward County houses went from 1.08 out-of-state buyers per seller in 2022 to 0.79 in 2023, 0.67 in 2024 and 0.51 in 2025. Broward condominiums have stayed between 0.58 and 0.67 every year since 2021, so the condominium outflow there is long-running rather than new. Miami-Dade houses show the widest gap in the region: 82 out-of-state buyers against 210 out-of-state sellers in 2025. Out-of-state owners are a small slice of Miami-Dade house sales, 1.9% of sellers from May through September 2025, so that gap moves few homes.

Where are out-of-state buyers still buying in South Florida?

Martin County, and Palm Beach County houses. In Martin County, 94 out-of-state owners bought houses in 2025 while 66 sold, and 172 bought condominiums or townhouses while 134 sold. These are small numbers, so read the direction rather than the decimal. Palm Beach County houses drew 786 out-of-state buyers against 691 sellers (1.14), still above even but down from 1.54 in 2022, the high point of the last five years. Palm Beach condominiums have sat at about 0.90 for five years. St. Lucie County was at 0.81 for houses and 0.83 for condominiums.

Has selling by out-of-state owners picked up in 2026?

No. The share of sellers who are out-of-state owners in May through September 2026 is within about two points of the same months of 2025 in every county. The buyer side of 2026 cannot be measured yet, because the tax roll that shows who owns those homes is published in 2027. The seller side can, and it shows no wave.

How does South Florida compare with the national vacation-home numbers?

Only Broward houses and Miami-Dade houses are at or below the national figure; every other county and property type in South Florida is above it. Parcl Labs published a chart on October 11, 2026 showing 0.52 vacation homes added for every vacation home removed in the United States in September 2026, a ratio that has stayed near one half since May. Parcl's definition of a vacation home and its data are its own; we have not verified them, and our measure, out-of-state owners without a homestead exemption on resales in five counties, is not the same statistic. The two answer a similar question, and South Florida's answer is milder: across the five counties, 0.83 for houses and 0.74 for condominiums in 2025.

What does this mean if you own a second home here and are thinking of selling?

You are not competing with a flood of other out-of-state sellers, but in Broward and Miami-Dade your likely buyer lives in Florida. Where out-of-state sellers outnumber out-of-state buyers, the home is usually bought by someone who already lives here, and that buyer compares it with what else is for sale nearby rather than with what it would cost back home. In Martin County and for Palm Beach County houses, out-of-state buyers are still part of the pool. Either way, the price a home reaches depends on the home, its condition, its association and the listings it competes with this month, not on a regional ratio. Our guide to selling a Florida home from out of state covers the steps when you live elsewhere, and county figures for who buys and sells are on our real estate statistics pages.

None of this is an opinion of value for any home. It describes who has been selling and buying across the region.

How we counted

Sales. Residential resales closed in 2025 in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties, from BeachesMLS through our direct data feed, listings permitted for internet display, de-duplicated on parcel and closing date across the MLS systems in the feed. Houses are single-family homes; condominiums and townhouses follow the tax legal description, so a unit described as a condominium counts as one whatever the listing type. Homes built in the sale year or the year before are excluded as new construction. In all, 38,318 house sales and 35,164 condominium and townhouse sales matched both tax rolls.

Owners. Florida Department of Revenue parcel tax rolls for each county. The seller is the owner on the roll for the year before the sale (owner as of January 1); the buyer is the owner on the roll for the year after, which gives a new owner the full filing window for a homestead exemption. Out of state means no homestead exemption and an owner mailing address outside Florida, including other countries. Owners whose names indicate a company, fund, bank or association are excluded on both sides. A buyer who moved to Florida but has not yet filed for homestead or changed the mailing address can count as out of state, so the buyer side errs high if anything. For Miami-Dade, condominium units are published in a separate file; for 2024 that file uses the county's own field layout, read with the same rules.

Limits. Sales that never go through the MLS, such as many new-construction and private sales, are not covered. The method describes owners, not people's intentions: an out-of-state owner can be a seasonal resident, a landlord or someone who has not changed an address. These are market statistics, not an opinion of value for any property. AI assists the research and the assembly; a licensed broker authors every figure; no automated estimate.

Source: closed residential sales in five South Florida counties, listed in BeachesMLS and permitted for internet display through PBP Real Estate's data feed, matched to Florida Department of Revenue tax rolls, as of 2026-10-12. National comparison: Parcl Labs, as published October 11, 2026, not independently verified. PBP Real Estate, LLC is a South Florida brokerage and housing-data publisher.