Rising inventory is easing competitive pressure, giving buyers greater negotiating power across many Florida housing markets.
• Home price growth is expected to remain modest as affordability challenges and elevated insurance costs continue influencing buyer decisions.
• Migration from other states continues supporting long-term housing demand despite slower market activity during 2026.
• Florida should finish the year with a healthier balance between supply and demand than recent years.
Florida’s housing market continues to impress, with closed sales climbing for a remarkable 10 consecutive months through late Q2 2026. Both single-family homes and condo-townhouses saw gains across the state, reflecting a vibrant and resilient market. Single-family home sales reached 75,100 in Q2 2026, up 4% year-over-year, while condo-townhouse sales rose by 9% to 27,100—clear signs that buyers remain engaged, even in the face of mid-6% interest rates. Median prices stood at $432,000 for single-family homes and $305,000 for condos, with condo pricing holding steady near peak values.
It’s important to note how supply is shifting: single-family homes now carry a 4.5-month supply, while condos offer an 8.1-month supply. This creates more negotiating room for condo buyers, while single-family sellers can stand a bit firmer. What I’m seeing—and hearing from colleagues—echoes this: market conditions truly call for a tailored approach to each client’s goals. With pending inventory on the rise, Florida’s pipeline remains active heading into the second half of 2026. My commitment to a 'Client 1st' philosophy means staying attuned to these nuances so I can help fulfill your unique real estate wishes with the highest level of service.
Florida economists recently said counties will cover nearly $420M of the state's healthcare program this fiscal year, as potential property tax cuts threaten local revenue.
Largest county shares this fiscal year were Miami-Dade $69.4M, Broward $34.7M, Hillsborough $30.9M, Orange $26.7M, and Duval $22.7M, reflecting their larger populations.
County healthcare contributions are expected to reach nearly $452M next fiscal year, when the ballot measure would take effect if voters approve it in Mid-Q4.
The measure would raise Florida's homestead exemption for non-school property taxes from $50K to $250K by 2028, with first-year city and county revenue ↓nearly $5B.
Florida had nearly 3.9M healthcare program enrollees as of June 30, 2026, and 29 fiscally constrained counties have part of their required shares offset.
Florida has just introduced a significant change to how property tax estimates will appear in home listings. Starting February 1, 2027, real estate platforms are required to base their property tax estimates on the listing price and state-approved data. This means homebuyers will have a clearer, more accurate understanding of their potential tax responsibilities, helping to prevent surprises down the road. As someone who always puts my clients first, I believe this step will empower buyers to make more informed decisions, ensuring that every detail aligns with their needs and expectations.
As someone who believes in putting your needs first, I understand how daunting the financial side of purchasing a home can feel—especially for first-time buyers. In Florida, there are several down payment assistance programs available for 2026, including options like zero-interest loans and forgivable mortgages. These programs often come with specific income limits and education requirements, but they can be invaluable in helping to reduce your upfront costs amid ongoing affordability challenges. My commitment is to guide my clients with integrity and deep market knowledge, ensuring you’re aware of every resource that could make your path to homeownership smoother.
We're seeing a real shift in the housing market this Mid-Q3, as price per square foot has declined year-over-year in 36 of the 50 largest U.S. metro areas. Nationwide, that figure is down about 2% compared to last year—the tenth consecutive month of softer prices. It's clear that sellers and buyers are adjusting expectations, with asking prices coming down in some areas to bring both sides closer together. High mortgage rates remain a hurdle for many, especially in regions that saw significant growth during the pandemic, and we're also noticing inventory levels above pre-pandemic norms. As someone dedicated to putting clients first, I believe understanding these shifts—and how they affect your specific situation—is key to navigating the current landscape with confidence. My approach always centers on listening closely to your needs and guiding you with integrity and expert insight through changing market conditions.
The Federal Reserve has increased its key rate by 0.25%, bringing it to a range of 3.75%-4%. This is the first rate hike since July 2023, with officials indicating that another increase could be on the horizon this year, as inflation continues to run above the Fed’s 2% target. The upcoming Fed meeting on October 27-28, 2026, will be crucial as officials reassess both inflation and overall economic conditions. Staying informed about these shifts is a key part of how I serve my clients—understanding how interest rate changes impact our local real estate market and the broader financial landscape allows me to guide you with integrity and insight. My commitment remains: putting your needs first and ensuring you have the knowledge to make confident decisions in any market environment.
For those considering a home purchase, the week of September 27 to October 3 in 2026 stands out as a uniquely favorable window. During this time, buyers nationwide could expect a wider array of listings—up by 31.9% compared to the year’s beginning and 13.3% higher than the average week—offering more choice across the board. Pricing is also expected to be softer, with listing prices projected to sit 3.5% below the seasonal peak, which could mean around $14,000 in savings on a median-priced home of $416,000. Competition is anticipated to ease, with demand 30.1% lower than its annual peak and homes spending about 64 days on market, allowing for thoughtful decision-making. As someone who puts my clients’ needs first, I always keep a close eye on these market trends and opportunities. This period reflects many qualities I value: increased choice, better negotiation potential, and a pace that favors careful consideration—helping clients make confident, well-informed moves.
Considering a move to Bonita Springs, FL? As someone who prioritizes a 'Client 1st' approach, I understand that relocating is about more than just finding a new address—it’s about lifestyle, comfort, and making informed decisions. Bonita Springs is known for its beautiful Gulf Coast beaches, pleasant winters, and the financial perk of no state income tax. However, it’s important to be prepared for higher housing and insurance costs, which reflect both the appeal of the area and its exposure to hurricane risk. The local job market centers around hospitality, healthcare, and opportunities for remote work, and while traffic and summer heat can be challenging, knowing what to expect can make all the difference. My commitment is to help you navigate these factors with integrity and deep local knowledge, so your transition feels seamless and well-considered.
In Cape Coral-Fort Myers, we're seeing some significant shifts: active listings have dropped by 16.2%, even as new listings have edged up 3.1%. The median list price now sits at $380,000, down 6.2%. Nearly one in five homes have seen price reductions, and properties are moving a bit faster—selling in 95 days, which is a 10.4% improvement from last year. I share these details so my clients can make informed decisions with clarity and confidence. Understanding these trends is key to navigating the market with integrity, strategy, and your goals at the center.