Release-day city cut · county reports released October 16, 2026 · published October 16, 2026
The September 2026 county numbers are out. Here is what they cannot tell a seller.
Between 40.7% and 50.0% of the houses for sale in each of the five counties had already cut their asking price at least once on October 16, 2026, a figure that appears in no county report. Every county report this month describes last month's market for houses the same basic way: fewer houses for sale than a year ago in all five counties, fewer months of supply in all five counties, a higher median sale price in four of five, and a faster median time to contract in four of five (St. Lucie is the exception). Those are the facts about the homes that sold and the month-end count. They say nothing about the homes still waiting, and that is the number a seller pricing today needs.
The short version
In Riviera Beach, 64.2% of the 53 houses for sale on October 16, 2026 have already cut their asking price at least once, against 41.1% across Palm Beach County. In Parkland, it is 60.5% of 147 houses, against 44.3% across Broward County. Those are city lines. The September 2026 county reports show house inventory down from September 2025 in all five counties (by between 1% in St. Lucie and 20% in Palm Beach) and months of supply down 6% to 29%.
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 September 2026 city cut (PDF). Other months: release-day city cut editions.
Palm Beach County, September 2026
Palm Beach County houses: county report and price cuts
The September 2026 county report: median sale price $656,000 (6.7% from a year earlier), 1,132 closed sales (-2.7%), 4,481 homes for sale at month end (-19.6%), 3.6 months of supply, median 43 days to contract.
What the county report cannot show. Of the 3,972 houses listed for sale in Palm Beach County on October 16, 2026, 41.1% had already cut their asking price at least once; 37.7% 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 22.2% (Palm Beach) to 64.2% (Riviera Beach).
Palm Beach County houses by city (16 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Riviera Beach | 53 | 64.2% | 20.0% | 90 | $369,900 |
| Greenacres | 67 | 55.2% | 46.4% | 77 | $515,000 |
| Westlake | 75 | 50.7% | 60.9% | 69 | $729,999 |
| Loxahatchee | 124 | 50.0% | 46.2% | 86 | $842,000 |
| The Acreage | 83 | 48.2% | 51.9% | 79 | $750,000 |
| Royal Palm Beach | 98 | 48.0% | 45.2% | 64 | $625,000 |
| Lantana | 33 | 45.5% | 50.0% | 77 | $569,000 |
| Boynton Beach | 466 | 44.2% | 44.0% | 60 | $550,000 |
| Wellington | 292 | 43.8% | 36.8% | 100 | $1,310,000 |
| Lake Worth Beach | 92 | 42.4% | 44.4% | 60 | $517,500 |
| Delray Beach | 378 | 38.1% | 32.0% | 67 | $1,299,750 |
| Boca Raton | 553 | 37.8% | 32.6% | 69 | $1,799,000 |
| Palm Beach Gardens | 339 | 37.2% | 35.1% | 74 | $1,500,000 |
| West Palm Beach | 515 | 37.1% | 38.6% | 74 | $699,999 |
| North Palm Beach | 53 | 26.4% | 41.7% | 93 | $4,445,000 |
| Palm Beach | 72 | 22.2% | 30.0% | 164 | $19,200,000 |
Palm Beach County condos and townhouses: county report and price cuts
The September 2026 county report: median sale price $310,000 (3.3% from a year earlier), 782 closed sales (-4.3%), 5,858 homes for sale at month end (-15.3%), 6.8 months of supply, median 53 days to contract.
What the county report cannot show. Of the 5,230 condos and townhouses listed for sale in Palm Beach County on October 16, 2026, 43.6% had already cut their asking price at least once; 38.7% 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 16.9% (Juno Beach) to 53.3% (Royal Palm Beach).
Palm Beach County condos and townhouses by city (20 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Royal Palm Beach | 45 | 53.3% | 50.0% | 95 | $250,000 |
| North Palm Beach | 180 | 52.8% | 38.9% | 119 | $388,700 |
| Lake Park | 58 | 50.0% | 28.6% | 121 | $1,495,000 |
| Greenacres | 180 | 48.9% | 53.8% | 117 | $179,900 |
| Boynton Beach | 569 | 48.7% | 52.6% | 106 | $227,500 |
| Wellington | 62 | 48.4% | 50.0% | 160 | $434,500 |
| Palm Beach Gardens | 109 | 47.7% | 39.4% | 83 | $339,000 |
| Delray Beach | 867 | 47.1% | 46.4% | 91 | $195,000 |
| Riviera Beach | 49 | 46.9% | 42.9% | 124 | $649,000 |
| Lantana | 44 | 45.5% | 25.0% | 149 | $274,950 |
| Boca Raton | 910 | 43.1% | 41.6% | 106 | $325,000 |
| Palm Springs | 72 | 43.1% | 50.0% | 152 | $101,000 |
| Lake Worth Beach | 60 | 41.7% | 60.0% | 106 | $127,000 |
| West Palm Beach | 942 | 40.3% | 27.4% | 113 | $194,550 |
| South Palm Beach | 62 | 38.7% | 64.3% | 119 | $472,000 |
| Highland Beach | 113 | 38.1% | 50.0% | 106 | $950,000 |
| Singer Island | 124 | 35.5% | 44.4% | 143 | $782,500 |
| Palm Beach | 153 | 28.1% | 28.6% | 88 | $1,535,000 |
| Hypoluxo | 41 | 24.4% | 62.5% | 67 | $309,000 |
| Juno Beach | 59 | 16.9% | 4.4% | 143 | $1,100,000 |
Broward County, September 2026
Broward County houses: county report and price cuts
The September 2026 county report: median sale price $641,500 (2.4% from a year earlier), 974 closed sales (-7.1%), 4,351 homes for sale at month end (-18.1%), 4.2 months of supply, median 39 days to contract.
What the county report cannot show. Of the 4,270 houses listed for sale in Broward County on October 16, 2026, 44.3% had already cut their asking price at least once; 40.7% 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 33.3% (Southwest Ranches) to 60.5% (Parkland).
Broward County houses by city (26 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Parkland | 147 | 60.5% | 38.5% | 79 | $1,298,000 |
| Hallandale Beach | 55 | 56.4% | 35.7% | 89 | $635,000 |
| Oakland Park | 129 | 55.0% | 48.7% | 77 | $650,000 |
| Coconut Creek | 45 | 48.9% | 39.4% | 53 | $605,000 |
| Davie | 162 | 48.1% | 40.4% | 76 | $1,237,500 |
| West Park | 46 | 47.8% | 33.3% | 57 | $487,500 |
| Weston | 184 | 47.8% | 55.2% | 82 | $1,156,950 |
| Pembroke Pines | 250 | 47.6% | 31.9% | 58 | $699,950 |
| Pompano Beach | 268 | 46.6% | 43.8% | 73 | $639,000 |
| North Lauderdale | 62 | 45.2% | 64.5% | 65 | $450,000 |
| Deerfield Beach | 109 | 45.0% | 65.1% | 67 | $555,000 |
| Coral Springs | 169 | 44.4% | 36.1% | 56 | $750,000 |
| Miramar | 258 | 43.4% | 33.3% | 57 | $699,450 |
| Lauderdale Lakes | 35 | 42.9% | 26.1% | 63 | $435,000 |
| Cooper City | 66 | 42.4% | 39.1% | 84 | $806,500 |
| Fort Lauderdale | 799 | 42.3% | 37.7% | 86 | $1,125,000 |
| Margate | 102 | 42.2% | 44.7% | 50 | $519,450 |
| Plantation | 189 | 41.8% | 36.4% | 71 | $825,000 |
| Hollywood | 451 | 41.7% | 39.7% | 67 | $649,000 |
| Tamarac | 180 | 41.7% | 35.8% | 69 | $383,200 |
| Wilton Manors | 80 | 41.2% | 58.3% | 98 | $907,500 |
| Lauderhill | 83 | 41.0% | 55.2% | 95 | $460,000 |
| Dania Beach | 91 | 40.7% | 30.0% | 68 | $669,000 |
| Sunrise | 131 | 38.2% | 41.5% | 42 | $549,000 |
| Lighthouse Point | 82 | 36.6% | 35.3% | 118 | $2,972,000 |
| Southwest Ranches | 63 | 33.3% | 50.0% | 105 | $2,700,000 |
Broward County condos and townhouses: county report and price cuts
The September 2026 county report: median sale price $235,000 (-14.5% from a year earlier), 851 closed sales (-12.5%), 9,582 homes for sale at month end (-12.0%), 10.2 months of supply, median 69 days to contract.
What the county report cannot show. Of the 9,017 condos and townhouses listed for sale in Broward County on October 16, 2026, 44.7% had already cut their asking price at least once; 47.3% 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 38.7% (Lauderdale By The Sea) to 58.8% (North Lauderdale).
Broward County condos and townhouses by city (24 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| North Lauderdale | 80 | 58.8% | 37.5% | 164 | $180,000 |
| Wilton Manors | 50 | 58.0% | 100.0% | 98 | $229,950 |
| Lighthouse Point | 48 | 56.2% | 57.1% | 94 | $174,450 |
| Margate | 323 | 52.6% | 44.1% | 128 | $128,000 |
| Davie | 183 | 51.9% | 27.6% | 91 | $229,990 |
| Oakland Park | 170 | 51.8% | 52.9% | 106 | $189,000 |
| Pembroke Pines | 481 | 49.5% | 55.6% | 109 | $195,000 |
| Coral Springs | 331 | 48.0% | 44.6% | 98 | $208,000 |
| Deerfield Beach | 484 | 47.5% | 43.6% | 137 | $160,000 |
| Tamarac | 383 | 47.5% | 51.0% | 108 | $169,500 |
| Pompano Beach | 810 | 47.0% | 51.8% | 120 | $289,000 |
| Weston | 101 | 46.5% | 43.8% | 84 | $340,000 |
| Miramar | 125 | 46.4% | 54.2% | 84 | $315,000 |
| Coconut Creek | 262 | 46.2% | 48.6% | 101 | $205,000 |
| Sunrise | 496 | 46.2% | 57.7% | 128 | $150,000 |
| Plantation | 232 | 45.7% | 42.9% | 104 | $225,000 |
| Dania Beach | 96 | 42.7% | 35.3% | 119 | $252,500 |
| Hallandale Beach | 1,004 | 42.3% | 42.7% | 127 | $305,000 |
| Hollywood | 982 | 42.3% | 41.1% | 123 | $369,950 |
| Lauderdale Lakes | 288 | 41.7% | 53.3% | 181 | $108,500 |
| Hillsboro Beach | 73 | 41.1% | 50.0% | 133 | $799,000 |
| Lauderhill | 517 | 39.7% | 54.0% | 144 | $129,000 |
| Fort Lauderdale | 1,369 | 39.1% | 41.6% | 127 | $499,000 |
| Lauderdale By The Sea | 111 | 38.7% | 40.0% | 116 | $500,000 |
Miami-Dade County, September 2026
Miami-Dade County houses: county report and price cuts
The September 2026 county report: median sale price $692,000 (4.1% from a year earlier), 824 closed sales (-4.7%), 4,536 homes for sale at month end (-16.6%), 5.1 months of supply, median 41 days to contract.
What the county report cannot show. Of the 4,619 houses listed for sale in Miami-Dade County on October 16, 2026, 40.7% had already cut their asking price at least once; 34.7% of the ones under contract cut before they found a buyer. Across the 18 cities with at least 30 active houses, the share that has cut runs from 25.5% (Miami Shores) to 47.9% (Hialeah).
Miami-Dade County houses by city (18 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Hialeah | 259 | 47.9% | 44.6% | 66 | $680,000 |
| Homestead | 573 | 46.4% | 39.5% | 70 | $605,000 |
| Doral | 112 | 43.8% | 47.4% | 74 | $1,249,000 |
| Miami Gardens | 215 | 43.7% | 27.4% | 60 | $555,000 |
| Coral Gables | 135 | 43.0% | 33.3% | 79 | $3,299,980 |
| Cutler Bay | 158 | 43.0% | 37.2% | 49 | $699,000 |
| Miami Lakes | 60 | 41.7% | 45.5% | 49 | $1,208,000 |
| North Miami | 132 | 41.7% | 33.3% | 71 | $721,000 |
| North Miami Beach | 102 | 41.2% | 22.2% | 65 | $677,450 |
| Florida City | 57 | 40.4% | 17.6% | 66 | $480,000 |
| Miami | 2,126 | 40.1% | 35.0% | 71 | $815,000 |
| Opa Locka | 30 | 40.0% | 45.5% | 44 | $462,500 |
| Pinecrest | 109 | 37.6% | 29.4% | 127 | $6,250,000 |
| Palmetto Bay | 77 | 35.1% | 40.0% | 44 | $1,540,000 |
| Key Biscayne | 33 | 33.3% | 20.0% | 141 | $7,450,000 |
| Miami Beach | 160 | 27.5% | 30.6% | 95 | $5,636,500 |
| Miami Springs | 30 | 26.7% | 16.7% | 47 | $982,500 |
| Miami Shores | 51 | 25.5% | 28.6% | 44 | $2,175,000 |
Miami-Dade County condos and townhouses: county report and price cuts
The September 2026 county report: median sale price $417,090 (-0.7% from a year earlier), 909 closed sales (0.6%), 11,706 homes for sale at month end (-7.2%), 12.3 months of supply, median 67 days to contract.
What the county report cannot show. Of the 11,012 condos and townhouses listed for sale in Miami-Dade County on October 16, 2026, 38.0% had already cut their asking price at least once; 41.5% of the ones under contract cut before they found a buyer. Across the 17 cities with at least 30 active condos and townhouses, the share that has cut runs from 27.7% (Bal Harbour) to 45.5% (North Miami Beach).
Miami-Dade County condos and townhouses by city (17 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| North Miami Beach | 255 | 45.5% | 43.5% | 136 | $339,000 |
| Aventura | 1,099 | 42.7% | 53.7% | 127 | $460,000 |
| Homestead | 229 | 41.0% | 47.4% | 102 | $243,999 |
| Sunny Isles Beach | 1,083 | 40.4% | 48.6% | 135 | $685,000 |
| North Miami | 252 | 39.7% | 41.7% | 119 | $209,000 |
| North Bay Village | 139 | 39.6% | 50.0% | 129 | $399,000 |
| Coral Gables | 130 | 39.2% | 12.5% | 71 | $650,000 |
| Miami Gardens | 54 | 38.9% | 33.3% | 147 | $175,000 |
| Doral | 274 | 37.6% | 40.4% | 91 | $439,000 |
| Key Biscayne | 101 | 37.6% | 39.1% | 101 | $1,575,000 |
| Miami | 4,873 | 37.4% | 43.8% | 102 | $520,000 |
| Cutler Bay | 57 | 36.8% | 63.6% | 84 | $272,000 |
| Hialeah | 283 | 35.3% | 42.4% | 87 | $249,900 |
| Miami Beach | 1,688 | 35.1% | 33.1% | 116 | $549,835 |
| Bay Harbor Islands | 150 | 34.0% | 20.0% | 132 | $1,097,000 |
| Surfside | 68 | 33.8% | 15.4% | 184 | $994,500 |
| Bal Harbour | 119 | 27.7% | 27.3% | 140 | $2,650,000 |
St. Lucie County, September 2026
St. Lucie County houses: county report and price cuts
The September 2026 county report: median sale price $395,000 (-1.3% from a year earlier), 464 closed sales (-8.7%), 2,384 homes for sale at month end (-1.3%), 5.2 months of supply, median 52 days to contract.
What the county report cannot show. Of the 2,269 houses listed for sale in St. Lucie County on October 16, 2026, 49.4% had already cut their asking price at least once; 50.8% of the ones under contract cut before they found a buyer. Only Fort Pierce clears the 30-listing floor for a city line: 41.6% have cut.
St. Lucie County houses by city (1 city with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Fort Pierce | 507 | 41.6% | 48.1% | 78 | $374,900 |
St. Lucie County condos and townhouses: county report and price cuts
The September 2026 county report: median sale price $337,500 (24.1% from a year earlier), 91 closed sales (-3.2%), 635 homes for sale at month end (-10.6%), 7.8 months of supply, median 117 days to contract.
What the county report cannot show. Of the 483 condos and townhouses listed for sale in St. Lucie County on October 16, 2026, 43.9% had already cut their asking price at least once; 44.8% of the ones under contract cut before they found a buyer. Only Fort Pierce clears the 30-listing floor for a city line: 42.7% have cut.
St. Lucie County condos and townhouses by city (1 city with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Fort Pierce | 213 | 42.7% | 50.0% | 97 | $259,000 |
Martin County, September 2026
Martin County houses: county report and price cuts
The September 2026 county report: median sale price $600,000 (5.3% from a year earlier), 168 closed sales (-4.0%), 682 homes for sale at month end (-18.1%), 3.6 months of supply, median 39 days to contract.
What the county report cannot show. Of the 614 houses listed for sale in Martin County on October 16, 2026, 50.0% had already cut their asking price at least once; 43.2% 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 46.2% (Hobe Sound) to 48.7% (Stuart).
Martin County houses by city (2 cities with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Stuart | 230 | 48.7% | 55.2% | 81 | $740,000 |
| Hobe Sound | 65 | 46.2% | 50.0% | 122 | $750,000 |
Martin County condos and townhouses: county report and price cuts
The September 2026 county report: median sale price $237,500 (8.0% from a year earlier), 90 closed sales (13.9%), 463 homes for sale at month end (-24.8%), 5.1 months of supply, median 68 days to contract.
What the county report cannot show. Of the 363 condos and townhouses listed for sale in Martin County on October 16, 2026, 45.2% had already cut their asking price at least once; 44.1% of the ones under contract cut before they found a buyer. Only Stuart clears the 30-listing floor for a city line: 45.3% have cut.
Martin County condos and townhouses by city (1 city with at least 30 for sale, as of October 16, 2026)
| City | For sale | Already cut | Under contract, cut first | Median days listed* | Median asking |
|---|---|---|---|---|---|
| Stuart | 276 | 45.3% | 42.9% | 121 | $265,000 |
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
43.4% 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.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
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County lines
Florida Realtors Monthly Market Detail reports for September 2026, published October 16, 2026 by the local Realtor associations (Single Family Homes and Townhouses and Condos editions, read separately and never blended). 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 October 16, 2026 (61,439 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 (September 2026) and BeachesMLS listing data as of October 16, 2026, "Release-day city cut, September 2026." https://www.pbprealestate.com/press/release-day/2026-09/. 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 October 16, 2026.