Release-day city cut · county reports released September 16, 2026 · published September 23, 2026
The August 2026 county numbers are out. Here is what they cannot tell a seller.
Between 38.8% and 49.2% of the houses for sale in each of the five counties had already cut their asking price at least once on September 16, 2026, a figure that appears in no county report. Every August 2026 county report says a version of the same thing: fewer homes for sale than a year ago, fewer months of supply, a modestly higher median sale price, and a faster median time to contract. Those are the facts about the homes that sold. They say nothing about the homes still waiting, and that is the number a seller pricing today needs.
The short version
Across all five counties, house inventory is down from August 2025 in every one, from 3% in St. Lucie to 24% in Palm Beach, and months of supply is down 9% to 33%. Yet on September 16, 2026, between 38.8% and 49.2% of the houses for sale in each county have already cut their asking price at least once, and the city-to-city range inside a single county is wider than the difference between counties: Palm Beach County houses run from 24.1% cut in the town of Palm Beach to 61.2% in Westlake.
The county report answers "what did homes sell for last month." The price-cut figure answers "how many sellers near me have already moved their asking price." A seller needs both, and only one of them appears in the headline.
Frozen edition: download the August 2026 city cut (PDF). Other months: release-day city cut editions.
Palm Beach County, August 2026
Palm Beach County houses: county report and price cuts
The August 2026 county report: median sale price $650,000 (3.2% from a year earlier), 1,112 closed sales (-2.0%), 4,345 homes for sale at month end (-23.8%), 3.5 months of supply, median 40 days to contract.
What that hides. Of the 3,728 houses listed for sale in Palm Beach County on September 16, 2026, 43.2% had already cut their asking price at least once; 38.3% of the ones under contract cut before they found a buyer. Across the 16 cities with at least 30 active houses, the share that has cut runs from 24.1% (Palm Beach) to 61.2% (Westlake).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Westlake | 67 | 61.2% | 63.0% | 68 | $799,000 |
| The Acreage | 95 | 54.7% | 50.0% | 65 | $745,000 |
| Riviera Beach | 54 | 53.7% | 39.3% | 41 | $395,000 |
| Royal Palm Beach | 90 | 51.1% | 43.3% | 55 | $610,000 |
| Boynton Beach | 421 | 48.9% | 37.3% | 63 | $569,900 |
| Greenacres | 72 | 48.6% | 45.5% | 49 | $488,500 |
| Lake Worth Beach | 83 | 45.8% | 38.1% | 68 | $530,000 |
| Loxahatchee | 116 | 44.8% | 50.0% | 60 | $839,950 |
| Wellington | 286 | 41.3% | 44.4% | 80 | $1,284,000 |
| West Palm Beach | 484 | 40.9% | 38.5% | 77 | $699,000 |
| Delray Beach | 358 | 40.8% | 28.7% | 68 | $1,272,500 |
| Boca Raton | 514 | 40.3% | 34.9% | 73 | $1,700,000 |
| Palm Beach Gardens | 311 | 39.5% | 41.0% | 89 | $1,495,000 |
| North Palm Beach | 44 | 38.6% | 22.2% | 114 | $4,100,000 |
| Lantana | 36 | 30.6% | 16.7% | 31 | $499,450 |
| Palm Beach | 58 | 24.1% | 26.7% | 201 | $15,495,000 |
Palm Beach County condos and townhouses: county report and price cuts
The August 2026 county report: median sale price $300,000 (5.3% from a year earlier), 765 closed sales (-6.7%), 5,770 homes for sale at month end (-17.1%), 6.7 months of supply, median 69 days to contract.
What that hides. Of the 5,041 condos and townhouses listed for sale in Palm Beach County on September 16, 2026, 45.1% had already cut their asking price at least once; 39.0% of the ones under contract cut before they found a buyer. Across the 20 cities with at least 30 active condos and townhouses, the share that has cut runs from 19.6% (Juno Beach) to 52.5% (Palm Beach Gardens).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Palm Beach Gardens | 101 | 52.5% | 30.2% | 110 | $347,000 |
| Royal Palm Beach | 47 | 51.1% | 14.3% | 70 | $250,000 |
| North Palm Beach | 184 | 50.0% | 52.4% | 105 | $395,000 |
| Delray Beach | 836 | 49.4% | 46.5% | 89 | $190,000 |
| Riviera Beach | 51 | 49.0% | 50.0% | 93 | $649,000 |
| Boynton Beach | 569 | 48.5% | 56.9% | 104 | $219,900 |
| Greenacres | 182 | 48.4% | 55.6% | 89 | $180,000 |
| Lake Park | 56 | 44.6% | 50.0% | 100 | $1,495,000 |
| Lake Worth Beach | 54 | 44.4% | 25.0% | 133 | $119,000 |
| Palm Springs | 71 | 43.7% | 66.7% | 134 | $95,000 |
| Highland Beach | 104 | 43.3% | 37.5% | 116 | $899,000 |
| Boca Raton | 886 | 43.1% | 39.0% | 90 | $319,900 |
| West Palm Beach | 910 | 42.7% | 29.5% | 98 | $194,498 |
| Wellington | 56 | 41.1% | 50.0% | 121 | $420,000 |
| South Palm Beach | 59 | 39.0% | 25.0% | 126 | $395,000 |
| Hypoluxo | 38 | 36.8% | 37.5% | 85 | $279,450 |
| Lantana | 41 | 36.6% | 20.0% | 137 | $289,900 |
| Palm Beach | 134 | 35.8% | 33.3% | 139 | $1,424,500 |
| Singer Island | 115 | 34.8% | 47.6% | 137 | $795,000 |
| Juno Beach | 46 | 19.6% | 4.3% | 187 | $1,530,000 |
Broward County, August 2026
Broward County houses: county report and price cuts
The August 2026 county report: median sale price $650,000 (4.0% from a year earlier), 1,016 closed sales (0.1%), 4,252 homes for sale at month end (-22.5%), 4.1 months of supply, median 40 days to contract.
What that hides. Of the 4,171 houses listed for sale in Broward County on September 16, 2026, 43.5% had already cut their asking price at least once; 42.8% of the ones under contract cut before they found a buyer. Across the 26 cities with at least 30 active houses, the share that has cut runs from 31.2% (Southwest Ranches) to 55.0% (Oakland Park).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Oakland Park | 131 | 55.0% | 52.9% | 52 | $615,000 |
| Hallandale Beach | 52 | 51.9% | 46.2% | 65 | $642,000 |
| Davie | 167 | 51.5% | 46.7% | 53 | $1,224,750 |
| Weston | 193 | 50.3% | 49.2% | 68 | $1,149,000 |
| Parkland | 154 | 50.0% | 49.2% | 59 | $1,281,194 |
| Cooper City | 71 | 49.3% | 48.0% | 47 | $800,000 |
| West Park | 41 | 48.8% | 23.1% | 34 | $490,000 |
| Pompano Beach | 250 | 46.4% | 46.6% | 71 | $639,000 |
| Plantation | 174 | 45.4% | 47.1% | 47 | $792,500 |
| Tamarac | 171 | 44.4% | 47.9% | 57 | $369,900 |
| Margate | 97 | 44.3% | 40.0% | 47 | $525,000 |
| Coral Springs | 178 | 43.8% | 34.0% | 55 | $750,000 |
| Deerfield Beach | 106 | 42.5% | 52.3% | 50 | $552,500 |
| Hollywood | 444 | 42.3% | 40.2% | 53 | $649,000 |
| Lauderhill | 79 | 41.8% | 44.4% | 69 | $459,998 |
| Fort Lauderdale | 796 | 41.5% | 43.5% | 71 | $999,000 |
| Pembroke Pines | 227 | 41.4% | 38.7% | 31 | $699,999 |
| North Lauderdale | 68 | 41.2% | 54.2% | 38 | $450,000 |
| Wilton Manors | 80 | 41.2% | 33.3% | 74 | $939,500 |
| Miramar | 237 | 39.2% | 36.0% | 35 | $710,000 |
| Coconut Creek | 51 | 37.3% | 43.6% | 32 | $599,999 |
| Dania Beach | 89 | 36.0% | 56.2% | 54 | $669,000 |
| Sunrise | 109 | 35.8% | 36.7% | 26 | $549,000 |
| Lighthouse Point | 70 | 35.7% | 32.0% | 113 | $2,995,000 |
| Lauderdale Lakes | 38 | 34.2% | 41.2% | 38 | $432,500 |
| Southwest Ranches | 64 | 31.2% | 50.0% | 69 | $2,862,500 |
Broward County condos and townhouses: county report and price cuts
The August 2026 county report: median sale price $257,500 (4.0% from a year earlier), 883 closed sales (-9.3%), 9,427 homes for sale at month end (-14.8%), 9.9 months of supply, median 73 days to contract.
What that hides. Of the 8,900 condos and townhouses listed for sale in Broward County on September 16, 2026, 45.0% had already cut their asking price at least once; 48.8% of the ones under contract cut before they found a buyer. Across the 24 cities with at least 30 active condos and townhouses, the share that has cut runs from 37.1% (Hillsboro Beach) to 60.4% (Lighthouse Point).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Lighthouse Point | 48 | 60.4% | 77.8% | 113 | $171,000 |
| North Lauderdale | 74 | 58.1% | 28.6% | 144 | $171,500 |
| Wilton Manors | 49 | 55.1% | 70.0% | 74 | $229,900 |
| Margate | 321 | 52.6% | 55.6% | 113 | $129,000 |
| Miramar | 136 | 51.5% | 23.8% | 72 | $307,500 |
| Coral Springs | 321 | 50.5% | 43.1% | 84 | $215,000 |
| Pembroke Pines | 498 | 50.0% | 44.0% | 84 | $199,000 |
| Oakland Park | 172 | 49.4% | 45.5% | 75 | $190,000 |
| Pompano Beach | 784 | 48.9% | 55.1% | 104 | $289,000 |
| Plantation | 226 | 48.2% | 33.3% | 79 | $225,000 |
| Deerfield Beach | 493 | 47.1% | 49.4% | 122 | $155,000 |
| Sunrise | 492 | 47.0% | 56.6% | 105 | $155,000 |
| Davie | 190 | 46.8% | 30.6% | 62 | $235,000 |
| Coconut Creek | 262 | 46.6% | 53.2% | 93 | $211,000 |
| Tamarac | 375 | 44.3% | 54.4% | 95 | $167,777 |
| Dania Beach | 89 | 43.8% | 40.0% | 100 | $250,000 |
| Lauderdale By The Sea | 96 | 43.8% | 37.5% | 90 | $502,500 |
| Hollywood | 986 | 43.6% | 52.2% | 103 | $375,000 |
| Hallandale Beach | 977 | 41.9% | 52.7% | 98 | $300,000 |
| Fort Lauderdale | 1,332 | 40.7% | 41.6% | 112 | $490,000 |
| Weston | 110 | 39.1% | 50.0% | 51 | $349,000 |
| Lauderhill | 497 | 39.0% | 56.7% | 116 | $129,900 |
| Lauderdale Lakes | 291 | 37.8% | 63.3% | 142 | $110,000 |
| Hillsboro Beach | 62 | 37.1% | 33.3% | 163 | $722,000 |
Miami-Dade County, August 2026
Miami-Dade County houses: county report and price cuts
The August 2026 county report: median sale price $680,000 (3.8% from a year earlier), 858 closed sales (-3.1%), 4,330 homes for sale at month end (-19.2%), 4.9 months of supply, median 40 days to contract.
What that hides. Of the 4,407 houses listed for sale in Miami-Dade County on September 16, 2026, 38.8% had already cut their asking price at least once; 35.6% of the ones under contract cut before they found a buyer. Across the 16 cities with at least 30 active houses, the share that has cut runs from 25.7% (Key Biscayne) to 46.7% (North Miami).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| North Miami | 120 | 46.7% | 50.0% | 69 | $699,750 |
| Hialeah | 232 | 44.4% | 39.8% | 38 | $690,000 |
| Doral | 107 | 43.9% | 40.0% | 55 | $1,195,000 |
| Coral Gables | 137 | 43.1% | 42.9% | 83 | $3,495,000 |
| Miami Lakes | 50 | 42.0% | 41.2% | 55 | $1,270,000 |
| Homestead | 550 | 40.7% | 41.8% | 44 | $620,000 |
| Cutler Bay | 143 | 39.9% | 43.2% | 38 | $699,000 |
| Florida City | 62 | 38.7% | 14.3% | 54 | $480,000 |
| Miami | 2,052 | 38.6% | 35.8% | 47 | $824,997 |
| Miami Gardens | 212 | 37.7% | 27.3% | 30 | $564,950 |
| Palmetto Bay | 72 | 37.5% | 36.6% | 55 | $1,534,500 |
| North Miami Beach | 92 | 37.0% | 25.0% | 37 | $697,500 |
| Pinecrest | 110 | 36.4% | 42.1% | 92 | $5,972,500 |
| Miami Beach | 150 | 30.7% | 24.4% | 90 | $5,497,000 |
| Miami Shores | 45 | 28.9% | 20.0% | 58 | $2,175,000 |
| Key Biscayne | 35 | 25.7% | 33.3% | 88 | $7,950,000 |
Miami-Dade County condos and townhouses: county report and price cuts
The August 2026 county report: median sale price $408,000 (-0.5% from a year earlier), 911 closed sales (0.9%), 11,495 homes for sale at month end (-9.0%), 12.1 months of supply, median 66 days to contract.
What that hides. Of the 10,700 condos and townhouses listed for sale in Miami-Dade County on September 16, 2026, 37.7% had already cut their asking price at least once; 40.7% of the ones under contract cut before they found a buyer. Across the 18 cities with at least 30 active condos and townhouses, the share that has cut runs from 21.9% (Coconut Grove) to 42.7% (North Bay Village).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| North Bay Village | 143 | 42.7% | 22.2% | 91 | $415,000 |
| Homestead | 234 | 41.9% | 66.7% | 76 | $239,900 |
| Sunny Isles Beach | 1,029 | 41.2% | 51.5% | 102 | $699,000 |
| Surfside | 68 | 41.2% | 6.2% | 158 | $892,500 |
| Aventura | 1,098 | 40.7% | 49.5% | 96 | $463,000 |
| North Miami Beach | 261 | 40.6% | 36.4% | 100 | $348,000 |
| Miami Gardens | 52 | 38.5% | 42.9% | 80 | $163,250 |
| Bay Harbor Islands | 143 | 37.8% | 20.0% | 107 | $1,099,000 |
| Miami | 4,679 | 37.4% | 42.8% | 82 | $515,900 |
| Key Biscayne | 110 | 37.3% | 33.3% | 71 | $1,532,500 |
| North Miami | 258 | 37.2% | 39.1% | 77 | $212,500 |
| Coral Gables | 118 | 36.4% | 17.9% | 38 | $662,500 |
| Doral | 267 | 36.0% | 33.3% | 63 | $440,000 |
| Hialeah | 270 | 35.9% | 41.0% | 81 | $249,400 |
| Miami Beach | 1,635 | 34.6% | 35.3% | 90 | $550,000 |
| Bal Harbour | 120 | 32.5% | 50.0% | 97 | $2,737,500 |
| Cutler Bay | 60 | 26.7% | 44.4% | 57 | $271,000 |
| Coconut Grove | 32 | 21.9% | 14.3% | 145 | $3,047,500 |
St. Lucie County, August 2026
St. Lucie County houses: county report and price cuts
The August 2026 county report: median sale price $402,500 (0.6% from a year earlier), 444 closed sales (-6.5%), 2,270 homes for sale at month end (-3.4%), 4.9 months of supply, median 54 days to contract.
What that hides. Of the 2,147 houses listed for sale in St. Lucie County on September 16, 2026, 48.3% had already cut their asking price at least once; 49.4% of the ones under contract cut before they found a buyer. Only Fort Pierce clears the 30-listing floor for a city line: 39.0% have cut.
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Fort Pierce | 467 | 39.0% | 49.6% | 66 | $380,000 |
St. Lucie County condos and townhouses: county report and price cuts
The August 2026 county report: median sale price $320,000 (7.2% from a year earlier), 80 closed sales (-9.1%), 626 homes for sale at month end (-15.2%), 7.6 months of supply, median 82 days to contract.
What that hides. Of the 381 condos and townhouses listed for sale in St. Lucie County on September 16, 2026, 44.6% had already cut their asking price at least once; 56.1% of the ones under contract cut before they found a buyer. Only Fort Pierce clears the 30-listing floor for a city line: 43.1% have cut.
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Fort Pierce | 197 | 43.1% | 46.4% | 87 | $264,990 |
Martin County, August 2026
Martin County houses: county report and price cuts
The August 2026 county report: median sale price $656,900 (12.8% from a year earlier), 181 closed sales (-11.3%), 644 homes for sale at month end (-21.7%), 3.4 months of supply, median 56 days to contract.
What that hides. Of the 520 houses listed for sale in Martin County on September 16, 2026, 49.2% had already cut their asking price at least once; 40.2% of the ones under contract cut before they found a buyer. Across the 2 cities with at least 30 active houses, the share that has cut runs from 48.2% (Hobe Sound) to 50.0% (Stuart).
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Stuart | 198 | 50.0% | 40.0% | 72 | $732,498 |
| Hobe Sound | 56 | 48.2% | 56.2% | 99 | $749,500 |
Martin County condos and townhouses: county report and price cuts
The August 2026 county report: median sale price $277,500 (20.7% from a year earlier), 61 closed sales (-22.8%), 492 homes for sale at month end (-19.9%), 5.5 months of supply, median 84 days to contract.
What that hides. Of the 258 condos and townhouses listed for sale in Martin County on September 16, 2026, 48.4% had already cut their asking price at least once; 46.0% of the ones under contract cut before they found a buyer. Only Stuart clears the 30-listing floor for a city line: 46.2% have cut.
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Stuart | 184 | 46.2% | 50.0% | 92 | $247,450 |
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
42.9% of active single-family house listings in South Florida have a recorded asking price below their original list price.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your home, with the reasoning, before it goes live.
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County lines
Florida Realtors Monthly Market Detail reports for August 2026, published September 16, 2026 by the local Realtor associations (Single Family Homes and Townhouses and Condos editions, read separately and never blended). The St. Lucie County line is read from the same Florida Realtors Monthly Market Summary as posted in the Treasure Coast association's statistics archive. Year-over-year percentages are as printed in the reports.
City lines
PBP Real Estate's daily reading of the BeachesMLS data feed as of September 16, 2026 (60,119 listing records; listings permitted for internet display only). "Already cut" is the share of active listings whose current asking price is below the original asking price on the listing; "under contract, cut first" is the same share for listings now pending or active under contract. *Median days listed counts every relisting of the same property (cumulative days on market). Cities appear only when at least 30 houses or 30 condos and townhouses are active; multi-county cities are excluded from the county lines. Definitions of record: Seller Blink Rate and recorded days on market. Corrections, if any, are dated in the corrections log.
How to cite
PBP Real Estate analysis of Florida Realtors Monthly Market Detail (August 2026) and BeachesMLS listing data as of September 16, 2026, "Release-day city cut, August 2026." https://www.pbprealestate.com/press/release-day/2026-08/. Free to reuse with attribution. Questions: 561-395-8418 · info@pbpre.com.
These are conditions statements about listing behavior, not an opinion of value about any property. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Listings permitted for internet display. Equal Housing Opportunity.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated September 16, 2026.