PBP Real EstateCall

Updated daily · as of October 15, 2026 · five counties

South Florida price cuts and recorded days in 84 cities

As of October 15, 2026, the share of active single-family listings with recorded current asking price below original runs from 22.1% in Palm Beach to 64.7% in Riviera Beach; for condominiums from 15.3% in Juno Beach to 58.8% in North Lauderdale. This compares two recorded prices, not a complete price history.

Video: South Florida Market Update Sept 17, 2026: Almost Half of Sellers Have Cut Their Price
This week's five-county read from Gia Freer: inventory, the share of sellers who have already cut, typical cut size and days on market, as of September 17, 2026. Gia Freer, Broker of Record, PBP Real Estate.

Across 136 city segments: 12 meet the lower-share rule, 87 between comparison thresholds, 37 meet the higher-share rule. How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

Key takeaways

  • Houses: Riviera Beach at 64.7%; condominiums: North Lauderdale at 58.8%, as of October 15, 2026.
  • Palm Beach, at 22.1% of active houses in the published samples.
  • 12 of 136 published city segments meet the disclosed lower-share rule.
  • The refresh is scheduled daily; this version is as of October 15, 2026.

Largest below-baseline share differences

Below-original share furthest under the comparison figure, houses and condominiums ranked separately. The baseline uses cities in the same current-median asking-price tier, or the county fallback identified below. Click a city for its full read.

  1. Juno Beach condos 15.3% recorded below original, -21.2 points vs peers Lower below-original share than peers
  2. Hypoluxo condos 24.4% recorded below original, -20.8 points vs peers
  3. Miami Springs houses 25.8% recorded below original, -19.7 points vs peers
  4. Palm City condos 30.6% recorded below original, -14.6 points vs peers
  5. Coconut Grove condos 23.3% recorded below original, -13.2 points vs peers
  6. Palm Beach houses 22.1% recorded below original, -10.7 points vs peers Lower below-original share than peers
  7. Hialeah condos 34.9% recorded below original, -10.3 points vs peers
  8. Cutler Bay condos 35.7% recorded below original, -9.5 points vs peers

Largest above-baseline share differences

Below-original share furthest over the comparison figure. The baseline uses cities in the same current-median asking-price tier, or the county fallback identified below. Click a city for its full read.

  1. Riviera Beach houses 64.7% recorded below original, +21.3 points vs peers Higher below-original share than peers
  2. Parkland houses 59.2% recorded below original, +16.7 points vs peers Higher below-original share than peers
  3. Jensen Beach houses 60.3% recorded below original, +14.8 points vs peers Higher below-original share than peers
  4. Greenacres houses 57.4% recorded below original, +14 points vs peers Higher below-original share than peers
  5. North Palm Beach condos 52.2% recorded below original, +13 points vs peers Higher below-original share than peers
  6. Wilton Manors condos 58% recorded below original, +12.8 points vs peers Higher below-original share than peers
  7. Lake Park condos 48.3% recorded below original, +11.8 points vs peers Higher below-original share than peers
  8. Hutchinson Island condos 50.9% recorded below original, +11.7 points vs peers Higher below-original share than peers

Click your city below. Compare houses and condominiums separately, the median reduction among listings recorded below original, recorded DOM and CDOM, and current asking-price bands. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. City labels follow the MLS City field and can span county lines; county lanes are navigation, not verified municipal boundaries.

Palm Beach County

Click your city. 25 cities above the sample floor. Across the county, 41.4% of 3,936 active houses and 43.4% of 5,224 active condominiums have recorded current asking price below original.

Riviera BeachRecorded below original: 64.7% of 51 houses · 45.8% of 48 condos. GreenacresRecorded below original: 57.4% of 68 houses · 48.3% of 176 condos. LoxahatcheeRecorded below original: 50.8% of 124 houses · no condos listed. The AcreageRecorded below original: 50.6% of 79 houses · no condos listed. WestlakeRecorded below original: 50.6% of 77 houses · no condos listed. Royal Palm BeachRecorded below original: 49% of 98 houses · 53.3% of 45 condos. WellingtonRecorded below original: 44.4% of 288 houses · 46.8% of 62 condos. Boynton BeachRecorded below original: 44.2% of 464 houses · 49.1% of 570 condos. Lake Worth BeachRecorded below original: 43.6% of 94 houses · 43.1% of 58 condos. LantanaRecorded below original: 42.9% of 35 houses · 45.5% of 44 condos. 30–39: small sample.JupiterRecorded below original: 42.9% of 254 houses · 38.8% of 209 condos. Boca RatonRecorded below original: 38.3% of 546 houses · 42.7% of 914 condos. Delray BeachRecorded below original: 37.7% of 377 houses · 46.9% of 867 condos. West Palm BeachRecorded below original: 37.3% of 512 houses · 40.4% of 935 condos. Palm Beach GardensRecorded below original: 36.8% of 337 houses · 47.3% of 112 condos. North Palm BeachRecorded below original: 27.5% of 51 houses · 52.2% of 180 condos. Palm BeachRecorded below original: 22.1% of 68 houses · 28.7% of 150 condos. Lake ParkRecorded below original: 7 houses, too few to report · 48.3% of 60 condos. Palm SpringsRecorded below original: 25 houses, too few to report · 43.7% of 71 condos. Highland BeachRecorded below original: 8 houses, too few to report · 38.8% of 116 condos. South Palm BeachRecorded below original: no houses listed · 38.1% of 63 condos. TequestaRecorded below original: 23 houses, too few to report · 35.7% of 42 condos. Singer IslandRecorded below original: 6 houses, too few to report · 34.4% of 125 condos. HypoluxoRecorded below original: 1 houses, too few to report · 24.4% of 41 condos. Juno BeachRecorded below original: 11 houses, too few to report · 15.3% of 59 condos.

Broward County

Click your city. 28 cities above the sample floor. Across the county, 44.4% of 4,255 active houses and 44.8% of 9,010 active condominiums have recorded current asking price below original.

ParklandRecorded below original: 59.2% of 147 houses · 8 condos, too few to report. Hallandale BeachRecorded below original: 54.5% of 55 houses · 42.7% of 1001 condos. Oakland ParkRecorded below original: 51.9% of 131 houses · 52.4% of 170 condos. DavieRecorded below original: 49.1% of 161 houses · 53% of 181 condos. Deerfield BeachRecorded below original: 48.2% of 112 houses · 47.6% of 490 condos. Pembroke PinesRecorded below original: 48% of 244 houses · 49.9% of 481 condos. WestonRecorded below original: 47.5% of 183 houses · 45.1% of 102 condos. Pompano BeachRecorded below original: 47.4% of 266 houses · 47.2% of 808 condos. West ParkRecorded below original: 46.8% of 47 houses · no condos listed. North LauderdaleRecorded below original: 45.3% of 64 houses · 58.8% of 80 condos. Coconut CreekRecorded below original: 44.9% of 49 houses · 45.6% of 261 condos. Coral SpringsRecorded below original: 44% of 168 houses · 48% of 329 condos. MiramarRecorded below original: 43.9% of 255 houses · 45% of 129 condos. Lauderdale LakesRecorded below original: 42.9% of 35 houses · 42.1% of 285 condos. 30–39: small sample.PlantationRecorded below original: 42.8% of 187 houses · 45.4% of 229 condos. HollywoodRecorded below original: 42.6% of 448 houses · 42.7% of 978 condos. TamaracRecorded below original: 42.4% of 184 houses · 48.2% of 380 condos. Cooper CityRecorded below original: 42.4% of 66 houses · 1 condos, too few to report. MargateRecorded below original: 42.2% of 102 houses · 53.2% of 325 condos. Fort LauderdaleRecorded below original: 42% of 797 houses · 39.3% of 1372 condos. LauderhillRecorded below original: 40.2% of 82 houses · 39.3% of 516 condos. Dania BeachRecorded below original: 40% of 90 houses · 42.7% of 96 condos. Wilton ManorsRecorded below original: 39.5% of 81 houses · 58% of 50 condos. Lighthouse PointRecorded below original: 38% of 79 houses · 56% of 50 condos. SunriseRecorded below original: 37.6% of 125 houses · 46% of 494 condos. Southwest RanchesRecorded below original: 32.8% of 64 houses · no condos listed. Hillsboro BeachRecorded below original: 6 houses, too few to report · 40.5% of 74 condos. Lauderdale By The SeaRecorded below original: 21 houses, too few to report · 38.4% of 112 condos.

Miami-Dade County

Click your city. 24 cities above the sample floor. Across the county, 40.8% of 4,604 active houses and 38% of 10,993 active condominiums have recorded current asking price below original.

HialeahRecorded below original: 46.9% of 258 houses · 34.9% of 281 condos. HomesteadRecorded below original: 46.5% of 572 houses · 41.4% of 227 condos. DoralRecorded below original: 44.2% of 113 houses · 36.9% of 271 condos. Coral GablesRecorded below original: 43.6% of 133 houses · 38.5% of 130 condos. Miami GardensRecorded below original: 43.1% of 211 houses · 38.9% of 54 condos. North Miami BeachRecorded below original: 42.7% of 103 houses · 45.3% of 256 condos. Cutler BayRecorded below original: 42.7% of 157 houses · 35.7% of 56 condos. Miami LakesRecorded below original: 41.7% of 60 houses · 18 condos, too few to report. Florida CityRecorded below original: 41.4% of 58 houses · 6 condos, too few to report. MiamiRecorded below original: 40.5% of 2121 houses · 37.3% of 4864 condos. North MiamiRecorded below original: 40.2% of 132 houses · 39.8% of 251 condos. PinecrestRecorded below original: 37.1% of 105 houses · 16 condos, too few to report. Palmetto BayRecorded below original: 34.7% of 75 houses · 12 condos, too few to report. Key BiscayneRecorded below original: 33.3% of 33 houses · 38.2% of 102 condos. 30–39: small sample.Miami BeachRecorded below original: 28.2% of 163 houses · 35.1% of 1683 condos. Miami SpringsRecorded below original: 25.8% of 31 houses · 3 condos, too few to report. 30–39: small sample.Miami ShoresRecorded below original: 25.5% of 51 houses · 16 condos, too few to report. AventuraRecorded below original: 19 houses, too few to report · 42.4% of 1096 condos. Sunny Isles BeachRecorded below original: 16 houses, too few to report · 40.5% of 1085 condos. North Bay VillageRecorded below original: 14 houses, too few to report · 39.2% of 143 condos. Bay Harbor IslandsRecorded below original: 8 houses, too few to report · 34.7% of 147 condos. SurfsideRecorded below original: 18 houses, too few to report · 33.8% of 68 condos. Bal HarbourRecorded below original: 2 houses, too few to report · 28% of 118 condos. Coconut GroveRecorded below original: 5 houses, too few to report · 23.3% of 30 condos. 30–39: small sample.

Martin County

Click your city. 3 cities above the sample floor. Across the county, 49.8% of 610 active houses and 45% of 358 active condominiums have recorded current asking price below original.

StuartRecorded below original: 49.3% of 227 houses · 45.2% of 270 condos. Palm CityRecorded below original: 47.2% of 193 houses · 30.6% of 36 condos. 30–39: small sample.Hobe SoundRecorded below original: 45.5% of 66 houses · 15 condos, too few to report.

St. Lucie County

Click your city. 4 cities above the sample floor. Across the county, 49.5% of 2,261 active houses and 44.1% of 485 active condominiums have recorded current asking price below original.

Jensen BeachRecorded below original: 60.3% of 78 houses · 40.1% of 152 condos. Port St LucieRecorded below original: 52.2% of 1700 houses · 55.4% of 83 condos. Fort PierceRecorded below original: 42.1% of 499 houses · 43% of 214 condos. Hutchinson IslandRecorded below original: 10 houses, too few to report · 50.9% of 55 condos.

Top: houses. Bottom: condominiums. Bars show the recorded-below-original share of all active listings. Black tick: separately calculated county share, which can include city listings. Below 30 only counts are interpreted (32 single-segment cities); 30–39 is a small sample. Source: PBP Real Estate analysis of BeachesMLS; as of October 15, 2026.

Questions people actually ask

Which published city samples have the highest below-original shares?

Houses: Riviera Beach at 64.7%; condominiums: North Lauderdale at 58.8%, as of October 15, 2026. Equal displayed shares are ties. Samples of 30–39 require caution. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Which city has the lowest below-original asking-price share?

Palm Beach, at 22.1% of active houses in the published samples. Equal displayed shares may tie at reported precision. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. City counts of 30–39 require caution.

Why are houses and condominiums shown separately?

They are different markets with different supply, financing and carrying costs. A blended figure hides both. Every PBP market page keeps single-family residences and condominiums apart.

How many city segments meet the lower-share comparison rule?

12 of 136 published city segments meet the disclosed lower-share rule. This is not a measure of market speed or seller resolve. How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

How often do these figures update?

The refresh is scheduled daily; this version is as of October 15, 2026. At least one segment requires 30 active listings. Below 30 only counts are interpreted; 30–39 is a small sample and one listing moves the share by roughly 2.5–3.3 points.

Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. 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. Equal Housing Opportunity.

Free to reuse with attribution and a link to PBP Real Estate. Figures, tables and charts on this page may be quoted, screenshotted or embedded. Keep the source line and link to www.pbprealestate.com/price-cuts/. Aggregates only: no address, listing number or listing-level record is published here.

How to cite this page

Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "South Florida price cuts and days on market," as of October 15, 2026, https://www.pbprealestate.com/price-cuts/

Method: Seller Blink Rate™ and recorded days. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.