Market Pulse: South Florida Housing Market Week of Sep 7–13 : Single-Family vs. Condo Divide Explained

Read Time: 7 minutes
By the Kohler Team | Monday Market Pulse | September 7–13, 2026

South Florida’s housing market is moving in two different directions this fall.

Single-family homes remain competitive, supported by limited inventory and rising median prices. Meanwhile, condos are giving buyers more negotiating power, with substantially more available supply across Miami-Dade, Broward, and Palm Beach counties.

That divide matters whether you are buying your first home, relocating your family, searching for a luxury property, or evaluating an investment. The numbers can help you face fears with facts: and decide where your next opportunity may be hiding.

Data note: This Market Pulse uses the latest July 2026 market data available for the tri-county South Florida region. “Months supply” estimates how long current inventory would last at the recent sales pace.

The headline: two markets, one region

County	Single-Family Median	YoY Change	Single-Family Supply	Condo Median	YoY Change	Condo Supply
Miami-Dade	$685,000	+3.8%	4.8 months	$400,000	-1.5%	12.0 months
Broward	$650,000	+4.8%	Approx. 4.3 months	$255,000	-3.8%	10.0 months
Palm Beach	$660,090	+7.6%	3.7 months	$312,500	+4.0%	6.7 months

The contrast is clear:

• Single-family median prices increased in all three counties.
• Palm Beach posted the strongest single-family price growth.
• Miami-Dade and Broward condos experienced year-over-year price declines.
• Condo supply is roughly two to three times higher than single-family supply.
• Palm Beach condos are performing better than condos in Miami-Dade and Broward, but buyers still have more selection than they do with detached homes.

A quick visual: price growth versus inventory

Single-family price change

Palm Beach    +7.6% | ███████████████
Broward       +4.8% | ██████████
Miami-Dade    +3.8% | ████████

Condo price change

Palm Beach    +4.0% | ████████
Miami-Dade    -1.5% | ███
Broward       -3.8% | ████████ decline

Months of supply

Single-family
Palm Beach     3.7 months | ███████
Broward        4.3 months | ████████
Miami-Dade     4.8 months | █████████

Condos
Palm Beach     6.7 months | █████████████
Broward       10.0 months | ████████████████████
Miami-Dade    12.0 months | ████████████████████████

Six months of supply is often used as a rough dividing line between a seller-leaning and buyer-leaning market. It is not a magic switch, and each neighborhood behaves differently. Still, the direction is useful: single-family buyers should expect competition, while condo buyers may have room to negotiate price, repairs, credits, and closing timing.

Part 1: Why single-family homes remain competitive

Single-family inventory is tightest in Palm Beach County, where supply stands at approximately 3.7 months. That limited selection helps explain the county’s 7.6% year-over-year median price increase to $660,090.

Miami-Dade and Broward also show meaningful price growth:

• Miami-Dade single-family median: $685,000, up 3.8%.
• Broward single-family median: $650,000, up 4.8%.

What does this mean for you?

If you are shopping for a detached home in Miramar, Weston, Southwest Ranches, Doral, or surrounding communities, attractive properties may still receive strong attention. Homes that are well-priced, updated, and positioned in desirable school or lifestyle corridors can move quickly.

Pro Tip: Do not judge a property only by its list price. Compare recent closed sales, insurance costs, property taxes, flood exposure, maintenance needs, and the seller’s preferred timeline. A home that appears affordable can become appalling expensive if the full monthly cost is not reviewed early.

For buyers

Prepare before you tour:

1. Obtain a current pre-approval.
2. Define your comfortable monthly payment: not just your maximum loan amount.
3. Identify your non-negotiables.
4. Be ready to act when the right home appears.
5. Keep an inspection and appraisal strategy in place.

You do not need to panic. You do need a plan.

For sellers

The market is not a blank check. Rising prices do not eliminate the need for accurate pricing. Buyers are still comparing value, insurance, condition, and financing costs.

A thoughtful pricing strategy can help you attract serious offers without leaving money on the table.

Part 2: Why condos are adjusting

The condo market tells a different story.

Miami-Dade has approximately 12.0 months of condo supply, while Broward has 10.0 months. Palm Beach is tighter at 6.7 months, but that remains more favorable to buyers than the single-family segment.

Several factors are shaping this adjustment:

• Buyers are paying closer attention to association budgets and reserves.
• Monthly condo fees can materially affect affordability.
• Insurance and building maintenance costs remain important.
• Buyers may be cautious about assessments, repairs, and inspection reports.
• Some owners are competing against new construction or recently renovated units.
• Longer market times can create negotiation opportunities.

Broward’s condo median is approximately $255,000, down 3.8% year over year. Miami-Dade’s median is approximately $400,000, down 1.5%. Palm Beach condos are the exception in this comparison, with a median near $312,500, up 4.0%.

For buyers, this may be the moment to jog your memory: you do not have to evaluate only the sticker price. A condo’s true value includes its building, reserves, fees, location, amenities, rental rules, and future capital needs.

Condo due diligence checklist

Before making an offer, review:

• Association budget and reserve study.
• Recent board meeting minutes.
• Pending or completed special assessments.
• Master insurance and flood insurance information.
• Rental, pet, renovation, and occupancy restrictions.
• Building inspection or engineering reports.
• Approval requirements and expected timeline.
• Total monthly payment, including association fees.

Pro Tip: Ask for condominium documents early. A low purchase price can lose its shine quickly if the building has deferred maintenance or an upcoming assessment.

Part 3: The fall outlook

Our fall outlook is straightforward:

Single-family homes

Expect the market to remain competitive but selective. Buyers may find opportunities when a property needs work, has an ambitious price, or has been on the market longer. However, the strongest homes can continue to attract attention because supply is relatively tight.

Condos

Expect the condo market to remain in an adjustment phase. Buyers have more choices and may be able to negotiate, but not every condo is a bargain. The best opportunities will likely be buildings with strong financials, manageable fees, desirable locations, and clear documentation.

Are you choosing between a single-family home and a condo? Ask yourself:

• Do you need a yard, privacy, and renovation control?
• Would shared amenities simplify your lifestyle?
• How much monthly association cost can you comfortably carry?
• Are you buying for personal use, rental income, or both?
• How long do you expect to own the property?

Your answers should shape your search more than headlines do.

South Florida events to put on your calendar

Event details can change, so confirm registration, eligibility, and format with the organizer.

• September 12 : HUD-Certified Zoom Homebuyer Workshop, Miramar: A full-day virtual workshop covering credit, insurance, inspections, financing, title insurance, down-payment assistance, fair housing, and the homebuying process. View workshop details
• September 16–17 : NHS online homebuyer workshop: Neighborhood Housing Services of South Florida offers online homebuyer education through its classes schedule. Check the NHSSF class calendar
• September 17 : PROFILEmiami Pre-Construction Summit: A development-focused event for buyers, investors, brokers, and professionals exploring South Florida’s pre-construction landscape. Visit PROFILEmiami events
• September 19 : Miami-area virtual homebuyer workshop: Oasis of Hope CDC lists a virtual workshop covering the homebuying process. Review Oasis of Hope resources
• September 24 : Miramar Purchase-Assistance Workshop: The City of Miramar lists a homebuyer purchase-assistance workshop at the Alexandra P. Davis Multi-Service Complex. Check the City of Miramar event listing

Programs worth researching now

Assistance programs have specific income, purchase-price, credit, occupancy, lender, and education requirements. Funding can also be limited.

For first-time buyers

• FHA financing: FHA-insured loans may allow a minimum down payment of 3.5% for borrowers meeting applicable credit requirements. Review the details with an FHA-approved lender and consult the Consumer Financial Protection Bureau’s FHA guidance.
• Florida Assist: Up to $10,000 as a deferred second mortgage for eligible Florida Housing borrowers. It is generally not forgivable and may be due upon sale, refinance, or payoff.
• Florida Homeownership Loan Program: Up to $12,500, structured as a 3% fully amortizing second mortgage.
• Hometown Heroes: Up to $35,000 for eligible full-time workers, subject to program rules and available funding.
• Miami-Dade assistance: County and local options may provide assistance in the approximate $30,000–$35,000 range, depending on the specific program and eligibility.
• Palm Beach County programs: Certain HOME and SHIP-funded programs may offer assistance of up to $100,000 for qualified buyers.

Start with the official Florida Housing homebuyer overview, Miami-Dade homebuyer resources, and Palm Beach County’s HOME First-Time Homebuyer Program.

For seasoned buyers and investors

If you already own property, your options may include:

• Conventional financing for a second home or investment property.
• Portfolio loans through local or community banks.
• Debt-service coverage ratio, or DSCR, loans for qualifying rental properties.
• Renovation financing for value-add opportunities.
• Commercial or multifamily financing for larger investments.
• Cash-out refinancing or home equity strategies, when appropriate.
• A 1031 exchange for eligible investment-property transactions.

Investors should analyze projected rent, vacancy, taxes, insurance, association fees, repairs, reserves, and financing: not simply the purchase discount.

Your next step

South Florida’s market is not one single story. It is a collection of neighborhoods, property types, buildings, and buyer profiles.

Single-family homes offer limited supply and continued price growth. Condos offer more selection and, in many cases, more negotiating room. The right choice depends on your goals, finances, timeline, and tolerance for maintenance or association rules.

If you are planning to buy, sell, rent, or invest in Miramar, Weston, Aventura, Doral, Hollywood, Southwest Ranches, or surrounding South Florida communities, connect with the Kohler Team. We can help you compare the numbers, evaluate the trade-offs, and move forward with clarity.

Read next: Explore the latest South Florida buyer resources and market updates on the Jerome Smith real estate website.

Market data is provided for general informational purposes and may vary by source, property type, price range, and neighborhood. Assistance programs, loan terms, and event details are subject to change. Speak with a licensed lender, housing counselor, tax professional, or attorney for advice specific to your situation.