Is it a buyer's or a seller's market in South Florida right now?
It depends on what you are selling: as of October 2, 2026, condo and townhouse buyers have the upper hand in four of the five counties, while house sellers have the upper hand in four of the five counties, at 4.18 to 5.2 houses for sale per contract signed in the last four weeks.
Key takeaways
- Houses and condos are different markets; never judge one by the other.
- Measure: homes for sale divided by contracts signed in the trailing 28 days, by county, from PBP's daily BeachesMLS count.
- Condo and townhouse ratios run above house ratios in all five counties.
- Your city and price range can differ from the county; ask for your street's evidence.
You have heard both answers this month, often from people with something to sell you. Here is how to read it for yourself, county by county, with houses and condos kept apart.
How do you tell a buyer's market from a seller's market?
Compare how many homes are for sale with how many buyers are signing contracts. PBP counts both every day from the BeachesMLS feed: active listings on the as-of date, against listings that went under contract in the last 28 days. The more homes for sale per contract, the more choice buyers have and the more a seller has to compete on price and condition.
What do the numbers say right now?
As of October 2, 2026:
| County | Houses: homes for sale per contract | Condos and townhouses: homes for sale per contract | |---|---|---| | Palm Beach | 4.18 | 7.53 | | Broward | 4.54 | 10.13 | | Miami-Dade | 4.98 | 11.74 | | Martin | 4.44 | 4.71 | | St. Lucie | 5.2 | 6.67 |
A common rule of thumb treats fewer than about five homes for sale per month of contracts as tilting toward sellers, and more than about six or seven as tilting toward buyers. By that yardstick, as of October 2, 2026, houses tilt toward sellers in Palm Beach, Broward, Miami-Dade and Martin and sit near balance in St. Lucie; condos and townhouses tilt toward sellers in Martin and favor buyers in Palm Beach, Broward, Miami-Dade and St. Lucie.
Are prices going down?
These ratios measure choice, not price. Prices respond to choice over time, and they move differently by city, price band and building. For closed prices, see each county market report, where the sale price is compared with both the original and the final list price.
What does this mean if I am selling?
In a market where buyers have choices, the first two weeks matter most. A home priced in line with recent closed sales competes; a home priced on hope waits and usually sells later for less. Condo owners also face building-level questions (reserves, inspections, assessments) that buyers now check closely.
Where do these figures come from?
PBP's own count from the BeachesMLS listing feed, updated every day; counts run a few percent below the association's published figures. Read how we build our numbers. This is a measurement, not a forecast.
More questions
Is it a buyer's or seller's market in South Florida?
It depends on the property type. As of October 2, 2026, condo and townhouse buyers have the upper hand in four of the five counties, and house sellers have the upper hand in four of the five counties. Figures update daily.
Sources
- PBP Data Desk: buyers vs sellers count (BeachesMLS/Trestle feed), as of September 28, 2026
- County market reports, as of September 30, 2026
AI assisted the research and drafting of this answer; a licensed broker reviewed and approved it before publication. How PBP uses AI.