South Florida Real Estate Market Report — July 2026

If you have been watching the South Florida market and wondering whether now is the right time to buy or sell, this report is for you. As of July 2026, the market is in a fascinating transition — one that creates real opportunity for buyers who are prepared and sellers who are strategic.

Here is what I am seeing on the ground in Fort Lauderdale, Davie, Weston, and across Broward and Miami-Dade counties.

After the historic run-up of 2021–2023 and the rate-driven slowdown of 2024, South Florida's real estate market has found a more sustainable rhythm in 2026. We are not in a crash — far from it. But we are also not in the frenzy where homes sold in 48 hours with 15 offers.

What we have now is a balanced-to-seller's market in most price ranges, with pockets of intense competition in the luxury segment and more breathing room in the $400K–$700K range.

Key market indicators as of July 2026:

• Median home price in Broward County: approximately $545,000 (up ~4% year-over-year)
• Days on market: averaging 45–60 days across all price ranges (up from 22 days in 2022)
• Active inventory: up roughly 18% compared to July 2025
• Months of supply: 3.2 months (still technically a seller's market; 6 months = balanced)
• Mortgage rates: 30-year fixed hovering in the 6.4%–6.8% range

The takeaway: prices are still appreciating, but at a measured pace. Buyers have more choices and more negotiating room than they did two years ago. Sellers who price correctly are still getting strong results.

Fort Lauderdale continues to punch above its weight in the luxury segment. Properties above $1.5 million are moving faster than the overall market, driven by three factors:

1. Continued domestic migration from high-tax states (New York, California, Illinois)
2. International buyer demand — particularly from Latin America, Canada, and Europe
3. Limited waterfront and intracoastal inventory that simply cannot be replicated

The Las Olas corridor, Rio Vista, Harbor Beach, and the barrier island communities remain among the most sought-after addresses in all of South Florida. If you own a waterfront or water-access property in these neighborhoods, you are sitting on a very strong asset right now.

What luxury buyers are prioritizing in 2026:

• Private docks and direct ocean or intracoastal access
• Smart home technology and energy efficiency
• Proximity to Fort Lauderdale-Hollywood International Airport (for international buyers)
• New construction or fully renovated — buyers at this price point do not want projects

One of the most significant trends I am tracking is the continued appetite for pre-construction in Fort Lauderdale. Projects like Viceroy Residences, Ombelle, St. Regis Residences, and Andare by Related are all seeing strong reservation activity.

Why are buyers choosing pre-construction in 2026?

• Price appreciation during construction — buyers who contracted in 2024 are already sitting on equity
• Customization options not available in resale
• Developer incentives — some projects are offering closing cost contributions and upgraded finishes to move remaining inventory
• Foreign national financing — several lenders are now offering 50–60% LTV programs with no US credit history required

If you are considering a pre-construction purchase, the window to get in at current pricing is narrowing. Several projects are 70–80% sold and approaching their final pricing tiers.

In today's market, a pre-approval letter is not optional — it is your entry ticket. Sellers in desirable neighborhoods are still receiving multiple offers, and an unverified buyer will be passed over every time.

What you will need for pre-approval:

• Government-issued photo ID
• Last 2 years of tax returns and W-2s (or 1099s if self-employed)
• 2 months of bank and asset statements
• Recent pay stubs or proof of income
• Credit score of 620+ for conventional loans (580+ for FHA)

For international buyers: Through Elliman Capital, we have programs that require no US credit history — just a passport, visa, and proof of foreign income. Down payments typically start at 30–40%.

I hear this often: "I'm waiting for rates to come down before I buy." Here is the reality — rates in the 6–7% range are historically normal. The 2–3% rates of 2020–2021 were an anomaly driven by emergency monetary policy, not a baseline to expect again.

More importantly, every month you wait in a market where prices are still appreciating costs you equity. If you find the right home at the right price, buy it. You can always refinance when rates drop. You cannot go back and buy that home at last year's price.

With more inventory and longer days on market, buyers have real leverage in 2026 — especially in the $400K–$800K range. Here is how I advise my buyers to use it:

• Request a home inspection and negotiate repairs — sellers are more willing to address issues than they were in 2022
• Ask for closing cost contributions — 1–2% is reasonable in the current market
• Use days on market as leverage — a listing that has been sitting for 60+ days has a motivated seller
• Do not waive appraisal contingencies unless you have significant cash reserves and are competing in a multiple-offer situation

The single biggest mistake I see sellers make in 2026 is overpricing based on what their neighbor sold for in 2022. That market is gone. Today's buyers are educated, they have data, and they will simply skip your listing if it is priced above market.

The good news: correctly priced homes are still selling well and in reasonable timeframes. A home priced at market value in a desirable neighborhood will typically receive offers within 30–45 days.

My pricing philosophy: Price to attract multiple buyers, not to leave room to negotiate down. A home that generates competition sells for more than a home that sits and chases the market with price reductions.

With more inventory on the market, your home needs to stand out. This is where the Elliman Ellivate program becomes a genuine competitive advantage.

Through Ellivate, I can professionally stage your home — at zero upfront cost to you. All staging and approved improvement costs are deferred and paid at closing with just 1% interest. Staged homes consistently sell faster and for more money than unstaged homes. In a market where buyers have options, presentation is not a luxury — it is a necessity.

If you own a luxury property in Fort Lauderdale, you have access to a buyer pool that most agents cannot reach. Through Douglas Elliman's global network, I actively market South Florida properties to buyers in Latin America, Europe, Canada, and the Middle East.

International buyers often pay cash or bring large down payments, move quickly once they decide, and are less sensitive to US mortgage rate fluctuations. If your property has waterfront access, a private pool, or is in a gated community, it has strong appeal to this segment.

Still the most desirable urban neighborhoods in Broward. Walkability, dining, and proximity to the beach drive consistent demand. Expect prices to hold firm.

Consistently undervalued relative to neighboring communities. Strong school district, equestrian zoning in some areas, and easy access to I-595 make it a favorite for families relocating from out of state. Prices are up ~6% year-over-year.

The gold standard for master-planned communities in South Florida. Excellent schools, low crime, and a strong Latin American buyer base keep demand elevated. Inventory is tight.

The sleeper market of 2026. Significant infrastructure investment, new restaurant and retail development, and prices still 20–30% below comparable Fort Lauderdale properties. Early buyers here are seeing strong appreciation.

I expect the South Florida market to remain stable through the end of the year, with the following trends:

• Luxury segment continues to outperform, driven by international demand and domestic migration
• Pre-construction remains active as developers offer incentives on remaining inventory
• Interest rate sensitivity will keep the $400K–$700K range competitive but not frenzied
• Inventory will continue to rise modestly, giving buyers more options without tipping into a buyer's market

The window to sell at peak prices may be narrowing slightly, but it has not closed. And for buyers, the combination of more inventory, motivated sellers, and stabilizing rates makes this one of the better entry points we have seen since 2020.

Whether you are buying, selling, or simply want to understand what your home is worth in today's market, I am here to help. I offer free, no-obligation consultations — in English or Spanish — and I bring the full resources of Douglas Elliman and Elliman Capital to every transaction.

Call or text: (561) 643-2611
WhatsApp: Available for international clients
Office: 450 E Las Olas Blvd, Fort Lauderdale, FL 33301

Matilde Leyva is a licensed real estate agent with Douglas Elliman in Fort Lauderdale, Florida, specializing in luxury residential, new developments, and international buyers.

• Fort Lauderdale Home Valuation Guide — How to price a home correctly in today's market
• Buy vs. Rent in South Florida 2026 — What the market means for your buy-vs-rent decision
• Fort Lauderdale Investment Property Guide — How market conditions affect investment returns
• Pre-Construction Condos in Fort Lauderdale — New supply coming to market in 2026
• US Housing Market Report July 2026 — National context for South Florida trends

Questions about the market? Contact Matilde for a free market consultation.