Quick answer: Florida is not one market and the headline numbers hide that. In April 2026 single-family homes carried 4.7 months of supply, which is a seller’s market by the conventional measure, while condominiums carried 8.9 months, which is not. Any statement about “the Florida market” that does not separate those two is describing neither.
This page replaces fourteen separate quarterly metro reports. They each held one observation, repeated the same framing, and competed with each other for the same searches. A dated series in one place shows something none of them could: the direction of travel.
The statewide series
These figures are from Florida Realtors and are the official statewide record.
| Measure | April 2026 | July 2026 |
|---|---|---|
| Single-family median price | $420,000 | about $425,000 |
| Single-family year on year | up 1.8% | up 3.7% |
| Single-family months of supply | 4.7 | about 4.7 |
| Condo-townhouse median price | $315,000 | |
| Condo-townhouse year on year | flat | |
| Condo-townhouse months of supply | 8.9 |
Two readings matter more than the prices.
The first is the gap. Single-family supply sits below the six-month line that conventionally separates a seller’s market from a buyer’s one. Condo supply sits nearly two months above it. These are not two temperatures of one market, they are two markets, and a buyer looking at Florida is choosing which of them to enter before choosing a city.
The second is that the condo median is flat while the single-family median rose. Flat nominal pricing during a period of general price growth is a real decline in relative terms, and it is happening while condo supply builds.
Why the two markets separated
Condominiums in Florida carry costs that houses do not, and those costs arrived at once.
Milestone inspection and structural reserve requirements introduced after the Surfside collapse forced associations to fund reserves they had previously deferred, which arrives at owners as special assessments and higher monthly dues. Coastal insurance repriced across the same period. The combined effect landed on the asset class least able to absorb it, because a condo owner cannot decline the association’s decision.
For a buyer that produces an unusual situation. The supply overhang is not evidence that condominiums are unwanted. It is evidence that carrying costs became visible, and visible costs are negotiable in a way that hidden ones are not.
We set out how to use that in the Florida condo price drop guide and how to structure the negotiation in negotiating a Florida condo price.
Metro readings, dated
Everything below is our own observation recorded on the date shown. These are directional readings from listings, launches and conversations with local counterparties, not board-of-realtors statistics. We keep them because a dated series of consistent observations is useful even when it is not official, and we label them so nobody mistakes one for the other.
South Florida
| Date | Market | Reading |
|---|---|---|
| 15 Mar 2026 | Miami | Active condo listings up 8 to 12% year on year in Brickell and Edgewater; days on market 95 to 110 on luxury tiers |
| 10 Jun 2026 | Miami-Dade | Pre-construction closings added roughly 1,800 to 2,200 units; resale absorption improved about 4% on sub-$750K condos |
| 11 Jun 2026 | Brickell | New towers reporting 55 to 70% contracted on top tiers; 10/10/80 deposit structures on several luxury launches |
| 25 Mar 2026 | Fort Lauderdale | Broward condo listings up about 9% with SB 4-D disclosure friction; Las Olas and beach towers asking $650,000 to $820,000 |
| 5 Apr 2026 | West Palm Beach | Palm Beach County condo inventory up about 7% with new downtown towers; 2BR asking $425,000 to $510,000 in the urban core |
| 13 Jun 2026 | Palm Beach County | Listings above $3M up about 10% year on year; northeast relocation buyers active on new development previews |
Gulf coast
| Date | Market | Reading |
|---|---|---|
| 18 Mar 2026 | Tampa | Single-family inventory up about 11% year on year in Hillsborough; median resale near $410,000 in investor-target suburbs |
| 8 Jun 2026 | Tampa | Water Street and Channel District closings adding downtown supply; Pinellas beach STR permitting remains city-specific |
| 28 Mar 2026 | Sarasota | Gulf coast single-family supply normalised after the 2024 peak; median resale near $525,000 west of I-75 |
| 2 Apr 2026 | Naples | Collier luxury listings above $2M up about 14% year on year; foreign buyer share estimated 28 to 34% on the Gulf Shore corridor |
Central and north
| Date | Market | Reading |
|---|---|---|
| 20 Mar 2026 | Orlando | Resort-home listings up about 6% year on year in the Osceola and Polk corridors; booked nights flat against the 2025 shoulder season |
| 12 Jun 2026 | Orlando | World Cup preparation lifted June booking enquiries about 18% on selected corridors; new builder STR communities added 140 or more keys |
| 22 Mar 2026 | Jacksonville | Duval single-family supply near 3.8 months against 3.2 a year earlier; median near $365,000 on investor corridors |
| 14 Jun 2026 | Jacksonville | Beach corridor STR listings up about 5% ahead of summer; long-term lease inventory tight below $2,500 per month |
How to read months of supply without misleading yourself
Months of supply is the most quoted and least understood figure in residential property. It is current inventory divided by the recent monthly sales rate, which means it moves for two entirely different reasons.
Supply can rise because more sellers listed. Supply can also rise because fewer buyers transacted, with listings unchanged. The number looks identical and the situations are opposite: the first is a market absorbing new stock, the second is a market that has stopped clearing.
Three checks separate them:
- Look at absolute listing counts alongside the ratio. Rising listings with steady sales is supply growth. Flat listings with a rising ratio is demand withdrawal.
- Look at days on market. A market absorbing new stock keeps days on market roughly stable; a stalled one stretches it.
- Look at the share of listings with price reductions. Sellers cut when the market stops clearing, not when it merely gets busier.
Applied to Florida in 2026, the condo picture shows all three moving together, which is why it reads as a genuine buyer’s market rather than a statistical artefact.
What we watch and where the official numbers come from
For anyone maintaining their own view rather than relying on ours:
- Florida Realtors publishes the statewide and county monthly series, including median prices, months of supply, closed sales and new pending sales. It is the authoritative source for the headline numbers on this page.
- Local boards publish metro-level detail with more granularity than the state series.
- County property appraiser records show what actually transacted, which is the check on any asking-price statistic.
- Association documents show reserve funding and assessment history, which is the cost side that the price series does not capture at all.
The last of these is the one investors skip and the one that decides condominium returns in this cycle. The document list is in our due diligence guide, and the arithmetic that turns these figures into a net yield is in our Florida rental yield guide.
What this tracker is not
It is not a forecast. Nothing on this page predicts where prices go next, and the metro readings are observations rather than a model.
It is not a substitute for the official series. Where our reading and Florida Realtors disagree, the published statistic is the one to use.
And it is not complete. We record what we see in the markets we work in, which means coverage is uneven and skewed toward metros where our clients buy. A metro absent from a quarter means we recorded nothing worth adding, not that nothing happened.
For orientation across the whole market rather than the current quarter, start with our Florida property investment guide.
Frequently Asked Questions
Roughly double. Florida Realtors recorded 8.9 months of supply for condo-townhouse units in April 2026 against 4.7 months for single-family homes. The two are separate markets moving in different directions.
Around six months is the conventional balance point. Below it sellers hold the advantage, above it buyers do. Florida single-family sits below that line and Florida condos sit well above it.
They are our own dated readings recorded at the time, not official board statistics. The statewide series is from Florida Realtors. We label which is which rather than blending them.
Because fourteen separate quarterly snapshots said nearly the same thing and competed with each other in search. A single dated series shows the trend, which is what the individual pages could not.
When new statewide data is published and when we record a metro reading worth adding. Every entry carries its own date, so a stale row is visible rather than hidden.
Sources: Florida Realtors monthly housing market statistics, April and July 2026, for all statewide price and months-of-supply figures. Metro rows are Florida Estate observations recorded on the dates shown and are not official statistics. Verified 27 August 2026.
Ask what the numbers mean for a specific purchase
Send a market and a budget. We tell you which of the two Florida markets you are actually buying into and what the supply position means for your offer.