Market analysis · August 2026
Broward County housing market
The cleanest single-family / condo split in South Florida: a 4.1-month seller's market in houses against a 9.9-month buyer's market in condos.
Florida, August 2026
| Measure | Figure | Change and period |
|---|---|---|
| Median sale price, single-family | $425,000 | +3.7% year over year |
| Median sale price, condo and townhouse | $295,000 | unchanged year over year |
| Closed sales, single-family | 23,870 | +5.1% year over year |
| Closed sales, condo and townhouse | 8,194 | +11% year over year |
| Months' supply, single-family | 4.5 months | no change figure published |
| Months' supply, condo and townhouse | 7.8 months | no change figure published |
| 30-year fixed mortgage rate | 6.76% | no change figure published week ending 10 Sept. 2026 |
One thing that is widely reported and is not what this data shows
The common claim: Florida condo inventory has surged because of the post-Surfside reserve requirements.
What these figures show: In July 2026, condo active inventory fell year over year in every South Florida county in this register. Condo weakness appears in median price, days to contract and months of supply, not in a rise in listings.
A driver that is documented and dated: Fannie Mae and Freddie Mac eliminated the limited review option for many condo loans on 3 Aug. 2026, and many existing Miami condominium buildings lack FHA approval.
Broward County housing market, August 2026
The cleanest single-family / condo split in South Florida: a 4.1-month seller's market in houses against a 9.9-month buyer's market in condos.
Association MLS data. These figures come from the Realtor association that reports this county, which is the strongest public source available for it.
| Measure | Figure | Change and period |
|---|---|---|
| Median sale price, single-family | Not published The August 2026 release gives Broward's single-family median twice and neither version survives checking. One sentence reads "single-family home median sale prices increased 3.96% year-over-year, from $247,700 to $257,500" — word for word the condo sentence three paragraphs above it, condo figures included. The other reads "Broward single-family home prices have risen 232% since 2010, from $172,700 to $680,000", and both of those numbers appear in Miami-Dade's release the same day as Miami-Dade's own ("$172,700 to $680,000", 293.7% since 2011). That sentence also fails its own arithmetic: $172,700 raised by 232% is about $573,000, not $680,000. Neither candidate is published. For scale only, and not as a median: Broward's single-family dollar volume of $923 million over 1,016 sales implies a mean near $908,000. | |
| Median sale price, condo and townhouse | $257,500 | +3.96% year over year August 2026 Up 248% since 2010, from $74,000. |
| Closed sales, all property types | 1,899 | -4.5% year over year August 2026 Confirmed twice in the release and by its components (1,016 plus 883). Palm Beach's release prints the same sentence in error. |
| Closed sales, single-family | 1,016 | +0.1% year over year August 2026 |
| Closed sales, condo and townhouse | 883 | -9.3% year over year August 2026 |
| Sales at $1 million and above | 255 | +22.6% year over year August 2026 Up from 208 a year earlier. |
| Total dollar volume of closed sales | $1.2 billion | +5.81% year over year August 2026 Single-family $923 million, up 7.42%; condo $319 million, up 1.49%. |
| Median days to contract, single-family | 40 days | no change figure published August 2026 Level only. The release prints this as "up from" a LARGER figure a year earlier, so its wording contradicts its own numbers; all five county releases do the same. No direction is published until the association corrects it. |
| Median days to contract, condo and townhouse | 73 days | no change figure published August 2026 Level only. The release prints this as "up from" a LARGER figure a year earlier, so its wording contradicts its own numbers; all five county releases do the same. No direction is published until the association corrects it. |
| Active inventory, single-family | 4,252 | -22.54% year over year August 2026 |
| Active inventory, condo and townhouse | 9,427 | -14.84% year over year August 2026 Seventh consecutive monthly year-over-year decline. |
| Months' supply, single-family | 4.1 months | no change figure published August 2026 Characterised by the reporting association as a seller's market. |
| Months' supply, condo and townhouse | 9.9 months | no change figure published August 2026 Characterised by the reporting association as a buyer's market. |
| Percent of original list price, single-family | 96% | no change figure published August 2026 |
| Percent of original list price, condo and townhouse | 93% | no change figure published August 2026 |
| Cash sales as a share of closings | 35.9% | no change figure published August 2026 Condo 52.2%, single-family 21.8%. Down from 37.1% a year earlier. |
| Distressed sales | 0.7% of closed sales | no change figure published August 2026 REO 0.7%, short sales 0.2%. |
Insurance
| Measure | Figure | Change and period |
|---|---|---|
| Average homeowners insurance premium | $6,136 | no change figure published as of 31 Mar. 2026 Including wind. $3,008 excluding wind. |
| Average condo unit-owner insurance premium | $1,816 | no change figure published as of 31 Mar. 2026 Condo unit-owner, including wind. $1,317 excluding wind. |
What the numbers actually say
Broward condo inventory is DOWN 14.84% year over year — a seventh consecutive monthly decline — and yet the association still calls the condo segment a buyer's market at 9.9 months of supply, while closings fell 9.3%. Supply is not what is loose here; demand is. That is the opposite of the story usually told about Florida condos, and it is why the price line and the volume line in this county point in different directions. Against that, $1M-and-up sales rose 22.6% year over year, from 208 to 255: the weakness is concentrated well below the top of the market.
What the analysts say
reserve requirements and financing complexities continue to create a more complicated environment for condo transactions
The most authoritative published statement found on the effect of Florida's post-Surfside structural integrity reserve requirements on the condo market. Quoted where a county page discusses condo softness.
South Florida is seeing strong wage growth driven by net job migration in higher-paying jobs like professional/tech services, health care, and finance, and tech jobs. The widening gap in tax policy is driving an acceleration in migration from high-tax states.
What the reporting association says
Check any number in these quotations against the table above. The people quoted here are officers of MIAMI REALTORS® + RWorld, the association that publishes this county's data, speaking in its own press release. Their words are reproduced exactly as published because what the reporting body said is worth knowing. They are not this page's figures: anything stated inside a quotation — a number, a record, a judgement that somewhere is a good value — is the speaker's claim, not a figure this site sourced, dated and stands behind. Everything this site does stand behind is in the table above, with the period it describes and the report it came from, and in the Works Cited below. Where a quotation touches something this page can check, the note under it says so.
Home buyers are moving to Broward County because of its more affordable price points, greater availability of land, zoning opportunities, overall flexibility, and more.
Works Cited
- “Broward County Total $1M+ Home Sales Rise Again.” MIAMI REALTORS® + RWorld, 16 Sept. 2026, rworld.com/blog/miami-may-2026-kpl5e-w58x2-4lhsa-r8cl4. Accessed 25 Sept. 2026.
- “Miami-Dade On Pace to Shatter $10M+ Up Home Sales Annual Record.” MIAMI REALTORS® + RWorld, 16 Sept. 2026, rworld.com/blog/miami-may-2026-kpl5e-w58x2-gxt8f. Accessed 25 Sept. 2026.
- Connolly, Amy. “Rising Condo Sales Signal Opportunity as Florida Market Stabilizes.” Florida Realtors, 19 May 2026, www.floridarealtors.org/news-media/news-articles/2026/05/rising-condo-sales-signal-opportunity-florida-market-stabilizes. Accessed 10 Sept. 2026.
- Umpierre, Chris. “Palm Beach County Total Home Sales Surge for 11th Consecutive Month.” MIAMI REALTORS® + RWorld, 17 Aug. 2026, www.miamirealtors.com/2026/08/17/palm-beach-county-total-home-sales-surge-for-11th-consecutive-month/. Accessed 10 Sept. 2026.
- Yaworsky, Michael. “Property Insurance Stability Report.” Florida Office of Insurance Regulation, 1 July 2026, floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf. Accessed 10 Sept. 2026. Premium figures in this report are stated as of 31 Mar. 2026.
Figures describe August 2026 and were compiled on 2026-09-25. MIAMI REALTORS + RWorld released August 2026 county data on 16 September 2026. September 2026 county data is expected mid-October 2026. Market data is historical reporting, not a forecast, and nothing here is a prediction about what any individual property will sell for. Jacob Campbell is a Florida real estate sales associate and is not an attorney, CPA, lender, appraiser, home inspector or insurance agent.
Working in Broward County
This is a county I work in directly. If you want these figures applied to a specific street, price band or building rather than the county as a whole, that is a conversation worth having — the county median is the least useful number in any of these tables for an actual decision.