Here is a snapshot of the South Florida housing market in mid-October 2026, covering Miami-Dade, Broward and Palm Beach counties. All figures come from live MLS data pulled on October 17, 2026, and change daily.

South Florida at a Glance

Across the three counties there are about 13,400 single-family homes and 28,800 condos and townhomes for sale, with roughly 2,100 homes and 2,600 condos and townhomes under contract. Condos and townhomes make up about two-thirds of everything on the market.

Single-Family Homes by County

CountyFor saleUnder contractUnder contract per homes for saleShare listed under $750K
Miami-Dadeabout 4,790about 8501 for every 5.746%
Browardabout 4,460about 6551 for every 6.854%
Palm Beachabout 4,120about 6051 for every 6.842%
  • Miami-Dade is the most competitive single-family market of the three, with the most homes under contract relative to supply. Homes listed under $750,000 average about $573,000 for roughly 1,800 square feet.
  • Broward has the most choice at entry and mid-level prices. More than half its single-family homes are listed under $750,000, averaging about $520,000 for roughly 1,550 square feet.
  • Palm Beach leans most toward luxury. Only 42% of its homes are listed under $750,000, and a deep supply of high-end estates in Palm Beach, Boca Raton, Jupiter and Wellington pulls its average asking price far above the other two counties.

Average asking prices for all single-family homes are heavily skewed by luxury listings priced up to $100 million or more, so the under-$750,000 averages give a better sense of what a typical buyer will see.

Condos and Townhomes by County

CountyFor saleUnder contractUnder contract per units for sale
Miami-Dadeabout 12,290about 1,0901 for every 11
Browardabout 10,050about 7801 for every 13
Palm Beachabout 6,440about 7351 for every 9

Condos and townhomes are moving at roughly half the pace of single-family homes in every county. Broward's condo market has the most supply relative to demand, with an average asking price around $465,000. Palm Beach's condo market is the tightest of the three. Florida's post-Surfside condo safety laws, which require milestone structural inspections and fully funded reserves for major repairs, have raised fees and assessments in many older buildings, and that is a big reason so many units are for sale.

What It Means for Buyers

  • Condo buyers have real leverage. With roughly 9 to 13 units for sale for every one under contract, you can negotiate. Before you buy, ask for the building's milestone inspection, reserve study and any planned special assessments.
  • Single-family homes are more competitive, especially in Miami-Dade. Well-priced homes in good school zones still attract quick offers, so get pre-approved before you shop.
  • Look across county lines. Broward offers the widest selection of homes under $750,000, often with easy commutes to both Miami and Fort Lauderdale.
  • Rates still shape budgets. HousingWire's tracker put the average 30-year fixed rate near 7.45% in mid-October 2026. Compare lenders and loan types early.

What It Means for Sellers

  • Price to recent sales, not to the competition's asking prices. With large inventories, overpriced homes sit while well-priced homes sell.
  • Condo sellers should prepare documents early. Having the milestone inspection, reserve study and HOA financials ready reassures buyers and speeds up closings.
  • Condition matters. In every county, buyers favor homes with newer roofs, impact windows and updated kitchens and baths, all of which also help with insurance costs.
  • Know your local numbers. Every city and neighborhood moves differently. Get an instant home value estimate or ask Susan for a full market analysis.

Explore Local Markets

Buying or selling anywhere in South Florida? Call or text Susan J Penn, PA at 954-557-5993 or send a message. Susan has served buyers and sellers across Miami-Dade, Broward and Palm Beach since 2005.

Sources: MLS listing data via susanjpennrealtor.com (October 17, 2026; listings priced $50,000 and up); HousingWire mortgage rate tracker. Figures are rounded asking-price data and subject to change.