PBP Real EstateCall

Updated daily · as of October 18, 2026 · five counties

South Florida price cuts and recorded days in 83 cities

As of October 18, 2026, the share of active single-family listings with recorded current asking price below original runs from 22.2% in Palm Beach to 60% in Riviera Beach; for condominiums from 16.9% in Juno Beach to 61.5% in North Lauderdale. This compares two recorded prices, not a complete price history.

Video: South Florida Market Update Sept 17, 2026: Almost Half of Sellers Have Cut Their Price
Gia Freer's five-county read, recorded September 17, 2026: inventory, the share of sellers who had already cut, typical cut size and days on market. Today's figures are on this page. Gia Freer, Broker of Record, PBP Real Estate.

Across 135 city segments: 16 meet the lower-share rule, 83 between comparison thresholds, 36 meet the higher-share rule. How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

Key takeaways

  • Houses: Riviera Beach at 60%; condominiums: North Lauderdale at 61.5%, as of October 18, 2026.
  • Palm Beach, at 22.2% of active houses in the published samples.
  • 16 of 135 published city segments meet the disclosed lower-share rule.
  • The refresh is scheduled daily; this version is as of October 18, 2026.

Largest below-baseline share differences

Below-original share furthest under the comparison figure, houses and condominiums ranked separately. The baseline uses cities in the same current-median asking-price tier, or the county fallback identified below. Click a city for its full read.

  1. Hypoluxo condos 23.3% recorded below original, -22.2 points vs peers
  2. Juno Beach condos 16.9% recorded below original, -19.7 points vs peers Lower below-original share than peers
  3. Miami Springs houses 26.7% recorded below original, -19.6 points vs peers
  4. Palm City condos 30.6% recorded below original, -14.9 points vs peers
  5. Hialeah condos 34.1% recorded below original, -11.4 points vs peers
  6. Palm Beach houses 22.2% recorded below original, -10.6 points vs peers Lower below-original share than peers
  7. Bal Harbour condos 27.3% recorded below original, -9.3 points vs peers Lower below-original share than peers
  8. Palm Beach condos 27.7% recorded below original, -8.9 points vs peers Lower below-original share than peers

Largest above-baseline share differences

Below-original share furthest over the comparison figure. The baseline uses cities in the same current-median asking-price tier, or the county fallback identified below. Click a city for its full read.

  1. Parkland houses 58.9% recorded below original, +16.5 points vs peers Higher below-original share than peers
  2. Riviera Beach houses 60% recorded below original, +15.6 points vs peers Higher below-original share than peers
  3. North Lauderdale condos 61.5% recorded below original, +14.7 points vs peers Higher below-original share than peers
  4. North Palm Beach condos 53% recorded below original, +13.7 points vs peers Higher below-original share than peers
  5. Jensen Beach houses 59.7% recorded below original, +13.4 points vs peers Higher below-original share than peers
  6. Lake Park condos 50% recorded below original, +13.4 points vs peers Higher below-original share than peers
  7. Hutchinson Island condos 50.9% recorded below original, +11.6 points vs peers Higher below-original share than peers
  8. Greenacres houses 55.4% recorded below original, +11 points vs peers Higher below-original share than peers

Click your city below. Compare houses and condominiums separately, the median reduction among listings recorded below original, recorded DOM and CDOM, and current asking-price bands. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. City labels follow the MLS City field and can span county lines; county lanes are navigation, not verified municipal boundaries.

Palm Beach County

Click your city. 25 cities above the sample floor. Across the county, 41.2% of 4,002 active houses and 43.4% of 5,268 active condominiums have recorded current asking price below original.

Riviera BeachRecorded below original: 60% of 55 houses · 46.9% of 49 condos. GreenacresRecorded below original: 55.4% of 65 houses · 49.7% of 181 condos. WestlakeRecorded below original: 52% of 75 houses · no condos listed. LoxahatcheeRecorded below original: 50.8% of 124 houses · no condos listed. The AcreageRecorded below original: 50.6% of 83 houses · no condos listed. Royal Palm BeachRecorded below original: 49% of 98 houses · 50% of 46 condos. LantanaRecorded below original: 45.5% of 33 houses · 45.5% of 44 condos. 30–39: small sample.Lake Worth BeachRecorded below original: 44.6% of 92 houses · 42.6% of 61 condos. Boynton BeachRecorded below original: 44.4% of 475 houses · 47.6% of 574 condos. WellingtonRecorded below original: 42.4% of 295 houses · 49.2% of 61 condos. JupiterRecorded below original: 41.4% of 263 houses · 39.2% of 212 condos. Delray BeachRecorded below original: 38.9% of 380 houses · 46.9% of 883 condos. Boca RatonRecorded below original: 37.5% of 555 houses · 43.2% of 912 condos. West Palm BeachRecorded below original: 37.4% of 513 houses · 40.3% of 946 condos. Palm Beach GardensRecorded below original: 37.2% of 341 houses · 46.9% of 113 condos. North Palm BeachRecorded below original: 26.4% of 53 houses · 53% of 181 condos. Palm BeachRecorded below original: 22.2% of 72 houses · 27.7% of 155 condos. Lake ParkRecorded below original: 8 houses, too few to report · 50% of 58 condos. Palm SpringsRecorded below original: 25 houses, too few to report · 45.1% of 71 condos. South Palm BeachRecorded below original: no houses listed · 38.7% of 62 condos. Highland BeachRecorded below original: 8 houses, too few to report · 37.2% of 113 condos. TequestaRecorded below original: 26 houses, too few to report · 35.7% of 42 condos. Singer IslandRecorded below original: 6 houses, too few to report · 34.9% of 126 condos. HypoluxoRecorded below original: 2 houses, too few to report · 23.3% of 43 condos. Juno BeachRecorded below original: 12 houses, too few to report · 16.9% of 59 condos.

Broward County

Click your city. 28 cities above the sample floor. Across the county, 44.5% of 4,283 active houses and 44.7% of 9,051 active condominiums have recorded current asking price below original.

ParklandRecorded below original: 58.9% of 146 houses · 9 condos, too few to report. Oakland ParkRecorded below original: 54.7% of 128 houses · 51.2% of 170 condos. Hallandale BeachRecorded below original: 54.5% of 55 houses · 42.5% of 1011 condos. Coconut CreekRecorded below original: 50% of 46 houses · 46.7% of 270 condos. West ParkRecorded below original: 48.9% of 45 houses · no condos listed. DavieRecorded below original: 48.2% of 164 houses · 51.9% of 183 condos. WestonRecorded below original: 47.8% of 186 houses · 50% of 100 condos. Pembroke PinesRecorded below original: 47.4% of 249 houses · 49.3% of 485 condos. Pompano BeachRecorded below original: 46.3% of 268 houses · 47.3% of 816 condos. TamaracRecorded below original: 44.8% of 181 houses · 47.4% of 384 condos. MiramarRecorded below original: 44.6% of 258 houses · 47.6% of 124 condos. North LauderdaleRecorded below original: 43.9% of 66 houses · 61.5% of 78 condos. Deerfield BeachRecorded below original: 43.9% of 107 houses · 46.7% of 488 condos. Coral SpringsRecorded below original: 43.8% of 169 houses · 48.8% of 330 condos. PlantationRecorded below original: 43.3% of 187 houses · 45.3% of 234 condos. HollywoodRecorded below original: 42.7% of 452 houses · 42.1% of 982 condos. LauderhillRecorded below original: 42.7% of 82 houses · 39.8% of 520 condos. MargateRecorded below original: 42.6% of 101 houses · 53.3% of 321 condos. Fort LauderdaleRecorded below original: 42.4% of 809 houses · 38.8% of 1372 condos. Wilton ManorsRecorded below original: 41.5% of 82 houses · 54.9% of 51 condos. Dania BeachRecorded below original: 41.1% of 90 houses · 41.8% of 98 condos. Cooper CityRecorded below original: 40.3% of 67 houses · 1 condos, too few to report. Lauderdale LakesRecorded below original: 40% of 35 houses · 41.7% of 290 condos. 30–39: small sample.SunriseRecorded below original: 39.2% of 130 houses · 46.7% of 497 condos. Lighthouse PointRecorded below original: 36.6% of 82 houses · 55.3% of 47 condos. Southwest RanchesRecorded below original: 32.8% of 64 houses · no condos listed. Hillsboro BeachRecorded below original: 6 houses, too few to report · 41.1% of 73 condos. Lauderdale By The SeaRecorded below original: 22 houses, too few to report · 40% of 110 condos.

Miami-Dade County

Click your city. 23 cities above the sample floor. Across the county, 40.8% of 4,618 active houses and 38% of 11,038 active condominiums have recorded current asking price below original.

HialeahRecorded below original: 47.2% of 265 houses · 34.1% of 287 condos. HomesteadRecorded below original: 46.3% of 577 houses · 41.2% of 228 condos. Cutler BayRecorded below original: 44.6% of 157 houses · 37.5% of 56 condos. Florida CityRecorded below original: 44.4% of 54 houses · 6 condos, too few to report. Miami GardensRecorded below original: 43.8% of 217 houses · 38.2% of 55 condos. DoralRecorded below original: 43.4% of 113 houses · 36.2% of 279 condos. Coral GablesRecorded below original: 42.9% of 133 houses · 40.3% of 129 condos. Miami LakesRecorded below original: 42.4% of 59 houses · 19 condos, too few to report. North Miami BeachRecorded below original: 42.2% of 102 houses · 45.2% of 261 condos. North MiamiRecorded below original: 42% of 131 houses · 40.5% of 247 condos. MiamiRecorded below original: 40.2% of 2120 houses · 37.5% of 4885 condos. Palmetto BayRecorded below original: 36.4% of 77 houses · 12 condos, too few to report. PinecrestRecorded below original: 36.2% of 105 houses · 15 condos, too few to report. Key BiscayneRecorded below original: 34.3% of 35 houses · 36.6% of 101 condos. 30–39: small sample.Miami ShoresRecorded below original: 29.2% of 48 houses · 16 condos, too few to report. Miami BeachRecorded below original: 27.4% of 164 houses · 34.7% of 1693 condos. Miami SpringsRecorded below original: 26.7% of 30 houses · 3 condos, too few to report. 30–39: small sample.AventuraRecorded below original: 19 houses, too few to report · 42.8% of 1097 condos. Sunny Isles BeachRecorded below original: 16 houses, too few to report · 40.4% of 1082 condos. North Bay VillageRecorded below original: 15 houses, too few to report · 39.3% of 140 condos. SurfsideRecorded below original: 19 houses, too few to report · 33.8% of 68 condos. Bay Harbor IslandsRecorded below original: 8 houses, too few to report · 33.6% of 152 condos. Bal HarbourRecorded below original: 2 houses, too few to report · 27.3% of 121 condos.

Martin County

Click your city. 3 cities above the sample floor. Across the county, 49.7% of 624 active houses and 45.8% of 365 active condominiums have recorded current asking price below original.

Hobe SoundRecorded below original: 48.5% of 66 houses · 15 condos, too few to report. Palm CityRecorded below original: 48.5% of 202 houses · 30.6% of 36 condos. 30–39: small sample.StuartRecorded below original: 47.8% of 232 houses · 45.7% of 278 condos.

St. Lucie County

Click your city. 4 cities above the sample floor. Across the county, 49.8% of 2,272 active houses and 44.1% of 490 active condominiums have recorded current asking price below original.

Jensen BeachRecorded below original: 59.7% of 77 houses · 41.3% of 150 condos. Port St LucieRecorded below original: 52.8% of 1703 houses · 53.6% of 84 condos. Fort PierceRecorded below original: 41.4% of 505 houses · 42.9% of 217 condos. Hutchinson IslandRecorded below original: 10 houses, too few to report · 50.9% of 57 condos.

Top: houses. Bottom: condominiums. Bars show the recorded-below-original share of all active listings. Black tick: separately calculated county share, which can include city listings. Below 30 only counts are interpreted (31 single-segment cities); 30–39 is a small sample. Source: PBP Real Estate analysis of BeachesMLS; as of October 18, 2026.

Questions people actually ask

Which published city samples have the highest below-original shares?

Houses: Riviera Beach at 60%; condominiums: North Lauderdale at 61.5%, as of October 18, 2026. Equal displayed shares are ties. Samples of 30–39 require caution. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Which city has the lowest below-original asking-price share?

Palm Beach, at 22.2% of active houses in the published samples. Equal displayed shares may tie at reported precision. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. City counts of 30–39 require caution.

Why are houses and condominiums shown separately?

They are different markets with different supply, financing and carrying costs. A blended figure hides both. Every PBP market page keeps single-family residences and condominiums apart.

How many city segments meet the lower-share comparison rule?

16 of 135 published city segments meet the disclosed lower-share rule. This is not a measure of market speed or seller resolve. How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

How often do these figures update?

The refresh is scheduled daily; this version is as of October 18, 2026. At least one segment requires 30 active listings. Below 30 only counts are interpreted; 30–39 is a small sample and one listing moves the share by roughly 2.5–3.3 points.

Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Equal Housing Opportunity.

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/price-cuts/. Aggregates only: no address, listing number or listing-level record is published here.

How to cite this page

Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "South Florida price cuts and days on market," as of October 18, 2026, https://www.pbprealestate.com/price-cuts/

Method: Seller Blink Rate™ and recorded days. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.