Last updated October 1, 2026
South Florida housing, September 2026 first read: fewer homes sold more than 10% below their original asking price
Fewer South Florida homes had to sell far below their original asking price. In the third quarter of 2026, 34.7% of condo and townhouse sales in Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties closed more than 10% below the original asking price, down from 42.2% a year earlier; for houses the share fell from 29.0% to 22.2%. The same pattern holds in September alone, county by county.
First read, published October 1, 2026 from the overnight BeachesMLS build; restated October 16 as late-reported sales arrive. Houses and condos are never combined. Sales counts are left out on purpose: closings reach the MLS late, and August's five-county count rose 3.4% between September 9 and September 30.
September 2026 by county
| County, type | At or above final asking | More than 10% below original asking | Median sale price |
|---|---|---|---|
| Palm Beach, houses | 24.3% (20.5%) | 26.9% (31.3%) | $715,000 ($655,000) |
| Palm Beach, condos and townhouses | 17.7% (11.7%) | 34.7% (43.7%) | $315,000 ($310,000) |
| Broward, houses | 29.0% (23.9%) | 19.8% (28.7%) | $648,000 ($625,000) |
| Broward, condos and townhouses | 17.2% (17.1%) | 36.8% (43.1%) | $250,000 ($275,000) |
| Miami-Dade, houses | 29.2% (26.2%) | 24.1% (29.3%) | $693,800 ($665,000) |
| Miami-Dade, condos and townhouses | 16.7% (16.0%) | 30.3% (34.5%) | $420,000 ($420,000) |
| Martin, houses | 23.0% (18.3%) | 28.8% (33.3%) | $643,750 ($569,388) |
| Martin, condos and townhouses | 14.0% (12.3%) | 37.2% (64.9%) | $252,500 ($237,000) |
| St. Lucie, houses | 38.7% (37.3%) | 19.3% (20.5%) | $404,250 ($411,000) |
| St. Lucie, condos and townhouses | 17.8% (29.0%) | 28.7% (34.0%) | $316,915 ($283,815) |
September 2025 in brackets. The share of sales more than 10% below original asking fell in all ten county and property-type groups. Martin and St. Lucie condo groups are small, so a few sales move them by several points.
Third quarter 2026, five counties
Houses: median sale price $639,000 in Q3 2026, $640,000 in Q2 2026 and $600,000 in Q3 2025; 22.2% closed more than 10% below original asking (23.5% in Q2, 29.0% a year earlier); 28.9% closed at or above final asking (25.1% a year earlier).
Condos and townhouses: median sale price $325,000 in Q3 2026, $337,600 in Q2 2026 and $315,000 in Q3 2025; 34.7% closed more than 10% below original asking (36.4% in Q2, 42.2% a year earlier); 18.0% closed at or above final asking (16.4% a year earlier).
Sellers still cutting: Miami-Dade houses
The Seller Blink Rate™, PBP Real Estate's daily share of homes for sale asking less than their original price, rose for Miami-Dade houses from 38.2% on September 9 to 40.7% on September 30, across the same 16 cities PBP tracks daily. In the same month, 29.2% of the county's house sales closed at or above their final asking price.
Method
Closed residential sales with a close date in the period, from BeachesMLS listings permitted for internet display, delivered through Cotality Trestle; listings whose sellers declined internet display are absent. Property type follows PBP's house and condo/townhouse buckets (villas and co-ops ride with condos). Shares compare each sale's closing price with its original and final list prices; medians are of different homes sold in each period, so a median moves with the mix of what sold. Every share was computed twice, from PBP's closed-sales archive and from a fresh feed pull on October 1, and the two agree to 0.1 point. County medians match the PBP county market report pages for the same date.
Download the aggregate table: first-read-2026-09.csv. County detail: Palm Beach County, Broward County, Miami-Dade County, Martin County, St. Lucie County.
For reporters: for a same-day comment or the county-level detail behind any figure, call 561-395-8418 or email info@pbpre.com.
Based on information from BeachesMLS for September 2026, July 1 to September 30, 2026 and the same periods of 2025, retrieved October 1, 2026. Listings permitted for internet display. Information deemed reliable but not guaranteed.
Questions about the September 2026 first read
Did fewer South Florida homes sell more than 10% below their original asking price in September 2026?
Yes, in every county. Across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie, 34.7% of condo and townhouse sales closed in the third quarter of 2026 more than 10% below their original asking price, against 42.2% in the third quarter of 2025. For houses the share fell from 29.0% to 22.2%.
What share of September 2026 house sales closed at or above the final asking price?
St. Lucie County 38.7%, Miami-Dade 29.2%, Broward 29.0%, Palm Beach 24.3% and Martin 23.0%. Final asking price is the last list price before the sale, not the original one.
Why are sales counts left out of this edition?
Some closings reach the MLS days or weeks after they happen. August's five-county count rose 3.4% between September 9 and September 30, so a count published on October 1 would understate September. Medians and shares are far less sensitive to late reports. This edition is restated on October 16.
Can I cite these figures?
Yes. This edition is frozen; cite "PBP Real Estate analysis of BeachesMLS data" with a link to this page. The aggregate table is free to download. Listing-level MLS records are not redistributed.
Free to reuse with attribution and a link to PBP Real Estate. Figures, tables and charts on this page may be quoted, screenshotted or embedded. Keep the source line and link to www.pbprealestate.com/press/first-read-2026-09/. Aggregates only: no address, listing number or listing-level record is published here.