South Florida Housing Market: July 2026 Review

You can use the South Florida housing market report for July 2026 to prepare a property comparison before you buy or list a home. The report separates single-family homes from condos and townhouses in Broward and Miami-Dade. After reading, you can choose the right comparison group, list the documents to gather, and prepare questions about price, contract time and ownership costs for your agent.

South Florida Housing Market Results for July 2026

You can compare the MIAMI Association of REALTORS figures by county and property type. The percentage changes in the source compare July 2026 with July 2025.

In Broward, single-family closed sales rose 8.0% to 1,139, and the median price rose 4.8% to $650,000. Broward condos and townhouses closed 1,018 sales, down 2.8%, at a median of $255,000, down 3.8%.

In Miami-Dade, single-family closings rose 5.6% to 909 at a median of $685,000, up 3.8%. Condos and townhouses closed 1,026 sales, up 11.4%, at a median of $400,000, down 1.5%.

Active listings fell in all four segments. The decline ranged from 11.8% for Miami-Dade condos and townhouses to 24.9% for Broward single-family homes. Shrinking inventory points to tighter conditions, though tighter conditions do not help every buyer or seller in the same way.

Compare Single-Family Contract Times

You can use Broward detached homes as a separate comparison group. Median time to contract fell from 43 days to 34 days, and median time to sale fell from 81 days to 74 days. Sellers received a median 96.2% of their original asking price, compared with 95.0% in July 2025. Months of supply dropped from 6.0 to 4.3.

You can compare Miami-Dade single-family figures with the condo and townhouse figures for the same county. Median time to contract rose by one day to 45 days, and median time to sale moved from 85 to 88 days. Sellers received a median 95.5% of original asking price, up from 94.1%. Supply fell from 6.6 to 4.8 months.

You can track new pending sales as a separate part of your comparison. Broward pending sales rose 5.0%, while Miami-Dade pending sales fell 3.5%. Ask your agent to explain pending sales alongside closed sales before you draw a conclusion about your target property.

Separate Condo and Townhouse Comparisons

Condo and townhouse sellers faced a different pace. Median time to contract reached 86 days in both counties, up from 71 days in Broward and from 65 days in Miami-Dade in July 2025. Median time to sale reached 122 days in Broward and 125 days in Miami-Dade.

You can compare the reported supply across property types. Broward carried 9,533 active listings and 10.0 months of supply, while Miami-Dade carried 11,324 active listings and 12.0 months of supply. You can use these July figures as historical context alongside a current inventory check.

When you read the Broward condo and townhouse results, compare the average with the median: the average rose 7.9% to $371,961 while the median fell 3.8%. You should not read the average gain as a gain for the typical property. Miami-Dade reported an average decline of 17.8% to $689,289. Ask your agent which transactions shaped a comparison before you apply a countywide average to a property.

What the South Florida Housing Market Means for You

When you compare the July figures for a detached home purchase, note the inventory decline of more than 20% in both counties. For condos and townhouses, compare contract times and supply before you set an offer strategy. You can review association finances, reserves, assessments, insurance, inspections and building condition to understand costs for a property. Your questions about buyer representation services can cover how your agent coordinates these checks with the professionals involved.

Use the July 2026 data to frame your pricing questions. Single-family sellers received a median 95.5% to 96.2% of original list price, while condo and townhouse sellers received 92.4% to 93.1%. You need to account for closing time in your moving plan; the 86-day median describes time to contract.

You can browse featured homes for sale to organize comparisons by property type. Keep questions about representation and transaction costs beside the real estate commission guide; request an explanation of services and charges from the professional involved. Scott Lehr, PA, wrote the source report for The Home Owners Listing Team.

Build Your Comparison File

1. Write down your property type, target price range and preferred timeline. Label your notes for a detached home or for a condo or townhouse, and keep county figures beside the matching category. You can give your agent a clear starting point without treating the county median as the value of a particular home.
2. Ask your agent for recent comparable sales for the street or building you are considering. Put the property type, condition, original asking price, sale price and contract time in one comparison file. Identify any missing detail before you decide that a sale supports your price.
3. Create a document checklist for the property. For a condo or townhouse, include association finances, reserves, assessments, insurance information and building condition questions. Keep unanswered questions beside the professional who needs to address them. Request an explanation of an item you do not understand before you rely on it in your budget.

Questions to Ask Your Agent

• Which recent sales match my property type, condition and price range, and which differences should I account for before I compare their sale prices?
• How do contract time and closing time differ in the comparisons you selected, and what information should I use for my moving plan?
• What information has changed since July 2026 that I should consider before I use this report to frame an offer or a listing price?
• Which association documents, reserves, assessments, insurance details and building condition questions need clarification before I compare the cost of the properties?
• Which questions should I direct to a licensed lender, insurance professional, attorney or title professional, and which documents should I gather for that conversation?

Request Your Local Market Analysis

You can request a local market analysis from The Home Owners Listing Team to compare current comparable sales and active competition for your property. Bring your property type, price range and comparison questions to that conversation. Call (954) 342-6180, Monday to Friday 9am to 6pm.

Source: MIAMI Association of REALTORS, July 2026 Broward County and Miami-Dade County market reports. You should confirm the figures with your agent before using this historical report for a property decision. You can use this article as general education and take legal, tax, lending and insurance questions to the licensed professional involved.