Selling in South Florida · figures as of October 18, 2026, refreshed daily
Pricing a home to sell when buyers have the choice
Nationally, sellers now outnumber active buyers by the widest margin on record, and homeowners are sitting on more equity than ever. Both things are true in South Florida too, but they do not affect every home the same way. Here is what the data says about your negotiating position today, and how to set an asking price that sells instead of one that has to be cut.
Key takeaways
- Because the closed sales show how that ends.
- Measured against the original asking price, which is the number that matters, the typical house across the five counties sold 4.7% under its original asking price in September 2026 and the typical condo or townhouse 6.8% under.
Two markets, not one
The headline "buyer's market" hides the split that matters to you. Houses and condominiums are behaving differently across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties.
Single-family houses Condominiums and townhouses
Single-family houses
Close to balanced. 3.8 to 5.6 months of supply; sellers closed at 94.8% to 95.7% of the original asking price and 96.9% to 98.7% of the final asking price in September 2026.
| County | Months of supply | Median days listed | Closed at % of original asking | Closed at % of final asking | YTD median price (vs 2025) |
|---|---|---|---|---|---|
| Palm Beach | 4.1 | 48 | 94.9% | 96.9% | $720,000 +7.5% |
| Broward | 4.5 | 50 | 95.6% | 97.7% | $640,000 +2% |
| Miami-Dade | 5.6 | 51 | 95.2% | 97.3% | $680,000 +1.6% |
| Martin | 3.8 | 58 | 94.8% | 97.2% | $652,000 +4.3% |
| St. Lucie | 5 | 58 | 95.7% | 98.7% | $405,000 +1.3% |
Condominiums and townhouses
A buyer's market. 4.9 to 13.1 months of supply; sellers closed at 92.4% to 94.8% of the original asking price and 95.6% to 97.2% of the final asking price in September 2026.
| County | Months of supply | Median days listed | Closed at % of original asking | Closed at % of final asking | YTD median price (vs 2025) |
|---|---|---|---|---|---|
| Palm Beach | 7 | 66 | 93.2% | 95.6% | $320,000 +2.6% |
| Broward | 11.2 | 84 | 92.4% | 95.8% | $260,000 -4.8% |
| Miami-Dade | 13.1 | 79 | 93.9% | 96% | $420,000 -1.2% |
| Martin | 4.9 | 62 | 92.5% | 95.9% | $280,000 -1.8% |
| St. Lucie | 6 | 75 | 94.8% | 97.2% | $297,100 -2.6% |
The tables above measure against the final asking price, after any cuts. Against the original asking price the gap is wider: in September 2026 the typical house across the five counties sold 4.7% under its original asking price (2.5% under the final) and the typical condo or townhouse 6.8% under (4.1% under the final). 43% of house sales and 46% of condo sales had cut at least once before a buyer signed. Monthly series by county: sale price versus original asking price.
Months of supply = active listings divided by the trailing monthly closing pace. Under about four months favors sellers, four to six is balanced, over six favors buyers. "% of asking" is the median closed price against the final asking price, so it understates the gap for homes that cut first.
What this means for your asking price
- If you own a house: buyers are still paying near asking, but they are choosing between more homes than last year. Price at the market and you keep your leverage. Price above it and you join the 42.5% of listings that have already cut.
- If you own a condo or townhouse: supply is high and buyers are also weighing fees, reserves and insurance. The asking price is the one lever you control at sale; the fee is fixed. Correct pricing on day one matters more here than anywhere else in the market.
- Either way, the first two weeks decide it. New listings get the most buyer attention in the first 14 days. A cut in week five reaches fewer buyers than the right price in week one, and it signals room to negotiate.
- Equity is not a price. Record equity means most sellers can afford to price correctly and still walk away with a strong result. It does not mean buyers will pay for it.
The evidence on price cuts
Across the South Florida cities we publish, 18,312 of 43,132 active listings (42.5%) have recorded at least one price reduction as of October 18, 2026. See the count for your city, updated every day. Sellers who had to cut are the ones you are competing against, and buyers know it.
Sale price versus original asking price, city by city
Each city page reports how many closings this year finished below the first asking price and the median sale-to-original-asking ratio, houses and condos separately, from our own BeachesMLS feed. Cities appear once their closed-sale sample clears our floor.
Atlantis · Aventura · Bal Harbour · Bay Harbor Islands · Biscayne Park · Boca Raton · Boynton Beach · Coconut Creek · Coconut Grove · Cooper City · Coral Gables · Coral Springs · Cutler Bay · Dania Beach · Davie · Deerfield Beach · Delray Beach · Doral · Florida City · Fort Lauderdale · Fort Pierce · Greenacres · Hallandale Beach · Hialeah · Hialeah Gardens · Highland Beach · Hillsboro Beach · Hobe Sound · Hollywood · Homestead · Hypoluxo · Jensen Beach · Juno Beach · Jupiter · Key Biscayne · Lake Park · Lake Worth Beach · Lantana · Lauderdale Lakes · Lauderdale-by-the-Sea · Lauderhill · Lighthouse Point · Loxahatchee · Margate · Miami · Miami Beach · Miami Gardens · Miami Lakes · Miami Shores · Miami Springs · Miramar · North Bay Village · North Lauderdale · North Miami · North Miami Beach · North Palm Beach · Oakland Park · Ocean Ridge · Opa Locka · Palm Beach · Palm Beach Gardens · Palm City · Palm Springs · Palmetto Bay · Parkland · Pembroke Pines · Pinecrest · Plantation · Pompano Beach · Port St. Lucie · Riviera Beach · Royal Palm Beach · South Miami · South Palm Beach · Stuart · Sunny Isles Beach · Sunrise · Surfside · Tamarac · Tequesta · Wellington · West Palm Beach · Westlake · Weston · Wilton Manors
How we set an asking price
Gia Freer, Broker of Record, prepares a written market analysis of your home by hand: what has sold on your street, what is sitting unsold and why, and where your home lands against both. It is an opinion from a licensed broker, not a formula. Gia and Grant Freer have closed 764 transactions in this market since 2000. You get it in writing, with the as-of date, before you sign anything. And if we do not perform, our written guarantees let you walk away.
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
43.8% of active single-family house listings in South Florida have a recorded asking price below their original list price.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your home, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Selling a condo? Check your building's fee position first; buyers will.
Selling? Pricing correctly is a skill. Gia Freer prices your home from this data before it goes live.
Ask Ava about this dataPrice my home correctlyIs South Florida a buyer's market right now?
It depends on what you are selling. As of October 18, 2026, single-family houses across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties carry 3.8 to 5.6 months of supply and closed at 94.8% to 95.7% of the original asking price and 96.9% to 98.7% of the final asking price in September 2026, which ranges from balanced to a mild seller's edge depending on the county. Condominiums and townhouses carry 4.9 to 13.1 months of supply, which is a buyer's market by any common definition. The right asking price depends on which of those two markets your home is in.
Why not price high and come down later?
Because the closed sales show how that ends. In September 2026, 43% of the houses that closed across the five counties had cut their asking price at least once before a buyer signed (median cut 5.3% off the original), and those sellers waited a median 92 days from listing to contract against 18 days for sellers who never cut. Right now 42.5% of the 43,132 active listings across our published cities have already recorded a price cut. The first two weeks are when the most buyers see a new listing; a price that needs a cut wastes them.
How much are sellers actually getting off asking?
Measured against the original asking price, which is the number that matters, the typical house across the five counties sold 4.7% under its original asking price in September 2026 and the typical condo or townhouse 6.8% under. Against the final asking price, after cuts, the gaps look smaller: 2.5% under for houses and 4.1% under for condos. The difference is what sellers had already taken off before accepting an offer.
Does this page tell me what my home is worth?
No. These are county aggregates from BeachesMLS listing data, refreshed daily. An asking price for your home comes from a licensed broker who looks at what has sold on your street. Gia Freer prepares that by hand; request it below.
Source: PBP Real Estate analysis of BeachesMLS listing data (listings permitted for internet display) for September 2026 and year to date, retrieved October 18, 2026, refreshed daily. National context: Redfin sellers-vs-buyers estimate and ICE Mortgage Technology August 2026 Mortgage Monitor, both September 2026. Aggregates are not a property-specific opinion of value. 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. Prepared with AI assistance and reviewed by a licensed broker.