Market Pulse: One Metro, Three Markets , South Florida Housing Data for the Week of Aug 24–30

Read Time: 7 minutes
By the Kohler Team

South Florida is one major metropolitan area on paper. In practice, it is three distinct housing stories.

For the week of August 24–30, 2026, July data show Miami-Dade cooling slightly, Broward gaining strength, and Palm Beach leading the region in price growth. At the same time, metro inventory is tightening, especially for single-family homes, while older condominiums continue to give buyers more room to negotiate.

The takeaway? Whether you are buying your first home, moving your family, selling, investing, or searching for a luxury property, the right strategy depends on the county, property type, and price range you choose.

The July market at a glance

The following county-level median closed-price figures are the focus of this week’s Market Pulse:

County	Median Closed Price	Year-over-Year Change
Miami-Dade single-family	$545,000	-0.9%
Broward single-family	$470,000	+8.5%
Palm Beach single-family	$525,000	+10.5%

Price-growth graph

July 2026 Year-over-Year Median Price Change

Miami-Dade  -0.9%  ◀
Broward     +8.5%  █████████
Palm Beach +10.5%  ███████████

These figures do not mean every home in a county gained or lost the same amount. A median describes the middle sale in a particular period. It is not an appraisal of your individual property.

Still, the direction is meaningful. Palm Beach is showing the strongest appreciation. Broward is also moving firmly upward. Miami-Dade is more balanced, with sales activity continuing even as the median closed price dips slightly.

Part One: Why one metro is behaving like three markets

Miami-Dade: more negotiating room, but not a collapse

Miami-Dade’s single-family median closed price fell 0.9% year over year to $545,000. That modest decline should not be confused with a broad market failure.

Buyers remain active, and certain neighborhoods continue to attract strong demand. However, buyers may find more opportunities to negotiate on properties that have been sitting longer, need improvements, or were initially priced too aggressively.

Miami-Dade is also a market of extremes. A starter home in Hialeah, a townhome in Doral, and a waterfront property in Miami Beach are not competing in the same micro-market.

Buyer move: Review recent comparable sales by neighborhood and property type. Do not rely on a metro-wide headline.

Broward: rising prices and limited single-family choices

Broward’s median closed price reached $470,000, up 8.5% year over year.

That increase reflects continued demand across communities such as Miramar, Hollywood, Pembroke Pines, Weston, Fort Lauderdale, and surrounding areas. Single-family inventory is especially important here. When buyers compete for a limited number of well-maintained homes, attractive properties can move quickly.

The pitter-patter of new listings may feel steady, but the number of buyers watching those listings is also substantial.

Seller move: Pricing accurately from day one matters. A well-positioned home can benefit from limited inventory, while an appalling overprice can cause the listing to become stale.

Palm Beach: the region’s appreciation leader

Palm Beach County posted the strongest growth of the three counties, with a median closed price of $525,000, up 10.5% year over year.

Demand remains strong in communities ranging from West Palm Beach and Lake Worth to Palm Beach Gardens, Wellington, Boca Raton, and Jupiter. Relocation, lifestyle demand, and limited single-family inventory continue to support prices.

Buyer move: Be prepared before you tour. A complete preapproval, clear cash-to-close plan, and flexible showing schedule can help you compete without making an emotional decision.

Part Two: Inventory is tightening, but property type matters

Across the Miami-Fort Lauderdale-West Palm Beach metro, active listings are down approximately 16.9% year over year.

That shrinking supply is most noticeable in the single-family market. Florida Realtors’ July metro report showed:

• Single-family median price: approximately $665,000
• Single-family closed sales: 3,384
• Single-family median days to contract: 40
• Condo and townhome median price: approximately $325,000
• Condo and townhome closed sales: 2,958
• Condo and townhome median days to contract: 81

Inventory comparison

Approximate months of supply, July 2026

Single-family homes       4.2 months  █████
Condos/townhomes          9.6 months  ██████████

A commonly used real estate framework considers roughly six months of supply to be balanced. By that measure, single-family homes are relatively tight, while condos and townhomes offer more selection.

That does not make every condominium a bargain. Older buildings may carry higher maintenance fees, insurance costs, reserve requirements, or special-assessment risk. Before making an offer, review:

• Association financials and reserves
• Pending or recent special assessments
• Building inspection reports
• Insurance coverage
• Rental and pet restrictions
• Current monthly maintenance fees
• Milestone inspection and structural compliance information

Pro Tip: The lower purchase price of a condo can be helpful, but your full housing payment includes taxes, insurance, mortgage costs, and association fees. Face fears with facts by reviewing the complete monthly budget.

Part Three: What this means for you

If you are a first-time buyer

Start with your monthly comfort level, not the maximum loan amount a lender offers.

A practical first step is to use the Kohler Team mortgage calculator, then speak with an approved lender about taxes, insurance, mortgage insurance, association fees, and assistance programs.

Ask yourself:

1. Do I need a single-family home, or could a townhome work?
2. Would Broward or parts of Palm Beach offer a better price-to-space balance?
3. Am I prepared for repairs and maintenance?
4. Can I keep emergency savings after closing?

Your first home can be the beginning of a personal treasury and a foundation for generational wealth. It does not have to be perfect on day one.

If you are relocating or buying for family

Commute, schools, flood exposure, insurance, and future resale should be part of the conversation. Use the local school search and compare neighborhoods based on your actual routine, not just a listing’s photo gallery.

If you are selling

The market rewards preparation. Before listing:

• Review county and neighborhood-level comparables.
• Complete high-return repairs.
• Gather permits, warranties, and association documents.
• Estimate net proceeds using realistic costs.
• Launch with professional photography and a clear pricing strategy.

You can begin with the Kohler Team home-value request.

If you are investing

South Florida investors should underwrite conservatively. Evaluate:

• Purchase price and renovation budget
• Insurance and property taxes
• Vacancy and maintenance reserves
• Association rules
• Rent restrictions
• Financing structure
• Expected cash flow and exit strategy

Investor options may include conventional financing, portfolio loans, DSCR loans for qualifying rental properties, private financing, and entity-based ownership structures. Each has different underwriting, reserve, documentation, and risk requirements. Consult a qualified lender, tax professional, and attorney before selecting a structure.

Part Four: Assistance programs to review this week

Program availability, income limits, purchase-price caps, approved lenders, and funding can change quickly. Confirm current terms before writing an offer.

For first-time and moderate-income buyers

• FHA loans: Low down payment options may help qualified buyers, subject to FHA guidelines, mortgage insurance, credit, debt-to-income, and property requirements.
• Florida Assist: Often advertised as up to $10,000 in down-payment or closing-cost assistance through participating lenders.
• Florida Homeownership Loan Program: Some current program materials reference assistance of up to $12,500, depending on the specific program and funding cycle.
• Hometown Heroes: Eligible workers may qualify for assistance of up to $35,000, generally structured as a deferred, zero-interest second mortgage. Review the official Florida Housing program page and verify current eligibility.
• Miami-Dade SHIP: Eligible buyers may see assistance of up to $100,000 in designated circumstances. Review the Miami-Dade SHIP program and confirm whether funding is currently available.
• Palm Beach County programs: Eligible buyers may find HOME or SHIP purchase assistance of up to $100,000, subject to income, property, occupancy, and funding requirements. Visit the Palm Beach County Mortgage and Housing Investments page.

Some assistance is a grant; other assistance is a deferred or repayable loan secured by the property. That distinction matters. Ask when repayment is triggered: sale, refinance, transfer, or moving out: and whether the assistance is forgivable.

South Florida events: August 24–30

These community and real estate events are useful opportunities to learn, connect, and jog your memory about the steps ahead. Confirm registration, times, and venue details with the event organizer before attending.

• Monday, Aug. 24 : Miami networking at Fox’s Lounge: A casual opportunity to meet local professionals and business owners.
• Thursday, Aug. 27 : Spanish-language homebuyer workshop: Helpful for buyers who prefer to discuss financing, preparation, and the purchase process in Spanish.
• Friday, Aug. 28 : Palm Beach Gardens commercial real estate breakfast focused on AI and technology: A timely conversation for investors, business owners, and professionals tracking how technology is changing commercial real estate.
• Saturday, Aug. 29 : Hialeah first-time homebuyer workshop: A full-day educational opportunity covering the fundamentals of purchasing a home.
• Saturday, Aug. 29 : GL Homes Lotus Edge model homes: A chance to explore new-construction design, amenities, and community planning in Palm Beach County.

Your Market Pulse action plan

1. Choose your county and property type.
2. Set a complete monthly budget.
3. Get preapproved or document your cash position.
4. Review assistance programs early.
5. Compare properties using neighborhood-level data.
6. Inspect condos, associations, insurance, and reserves carefully.
7. Make decisions with facts: not fear or pressure.

South Florida’s market is not moving in one uniform direction. Miami-Dade offers a little more breathing room in some segments. Broward is showing strong appreciation with constrained single-family supply. Palm Beach is leading the price-growth race.

The best opportunity is not necessarily the county with the lowest median. It is the property and strategy that fit your finances, lifestyle, timeline, and long-term goals.

When you are ready to compare your options, the Kohler Team is here to help you buy, rent, sell, or invest across South Florida with personalized guidance and the Keller Williams network.

Read next: Part One of Your First-Time Homebuyer’s Guide

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Sources and methodology

• Florida Realtors : July 2026 MSA Summary
• MIAMI REALTORS® + RWorld : South Florida Housing Market Report, July 2026
• Florida Housing Finance Corporation : Hometown Heroes
• Miami-Dade County : SHIP Program
• Palm Beach County : Mortgage and Housing Investments

Market statistics may be preliminary and subject to revision. This article is for general informational purposes and is not legal, tax, mortgage, investment, or property-specific advice. Equal Housing Opportunity.