PBP Real EstateCall

Updated daily · as of October 21, 2026 · five counties

South Florida price cuts and recorded days in 82 cities

As of October 21, 2026, the share of active single-family listings with recorded current asking price below original runs from 23.9% in Palm Beach to 59.6% in Riviera Beach; for condominiums from 15.9% in Juno Beach to 61% 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
Gia Freer's five-county read, recorded September 17, 2026: inventory, the share of sellers who had already cut, typical cut size and days on market. Today's figures are on this page. Gia Freer, Broker of Record, PBP Real Estate.

Across 134 city segments: 13 meet the lower-share rule, 88 between comparison thresholds, 33 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 59.6%; condominiums: North Lauderdale at 61%, as of October 21, 2026.
  • Palm Beach, at 23.9% of active houses in the published samples.
  • 13 of 134 published city segments meet the disclosed lower-share rule.
  • The refresh is scheduled daily; this version is as of October 21, 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 15.9% recorded below original, -22 points vs peers Lower below-original share than peers
  2. Hypoluxo condos 24.4% recorded below original, -21.4 points vs peers
  3. Palm City condos 32.4% recorded below original, -13.4 points vs peers
  4. Bal Harbour condos 26.6% recorded below original, -11.3 points vs peers Lower below-original share than peers
  5. Hialeah condos 34.8% recorded below original, -11 points vs peers
  6. Palm Beach condos 27.5% recorded below original, -10.4 points vs peers
  7. Palm Beach houses 23.9% recorded below original, -9.9 points vs peers Lower below-original share than peers
  8. Miami Gardens condos 38.2% recorded below original, -9.3 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 59.6% recorded below original, +15 points vs peers Higher below-original share than peers
  2. Parkland houses 56.6% recorded below original, +14.1 points vs peers Higher below-original share than peers
  3. Wilton Manors condos 59.6% recorded below original, +13.8 points vs peers Higher below-original share than peers
  4. North Lauderdale condos 61% recorded below original, +13.5 points vs peers Higher below-original share than peers
  5. North Palm Beach condos 53.9% recorded below original, +12.7 points vs peers Higher below-original share than peers
  6. Jensen Beach houses 57.7% recorded below original, +11.9 points vs peers Higher below-original share than peers
  7. Greenacres houses 55.9% recorded below original, +11.3 points vs peers Higher below-original share than peers
  8. Riviera Beach condos 49% recorded below original, +11.1 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, 41.7% of 4,010 active houses and 43.7% of 5,276 active condominiums have recorded current asking price below original.

Riviera BeachRecorded below original: 59.6% of 57 houses · 49% of 49 condos. GreenacresRecorded below original: 55.9% of 68 houses · 50% of 178 condos. WestlakeRecorded below original: 52% of 75 houses · no condos listed. LoxahatcheeRecorded below original: 51.2% of 123 houses · no condos listed. Royal Palm BeachRecorded below original: 50.5% of 99 houses · 53.5% of 43 condos. LantanaRecorded below original: 45.2% of 31 houses · 43.5% of 46 condos. 30–39: small sample.Lake Worth BeachRecorded below original: 45.1% of 91 houses · 42.9% of 63 condos. Boynton BeachRecorded below original: 45% of 484 houses · 48.2% of 575 condos. The AcreageRecorded below original: 44.4% of 90 houses · no condos listed. WellingtonRecorded below original: 44.1% of 290 houses · 49.2% of 61 condos. JupiterRecorded below original: 42.6% of 265 houses · 41.3% of 213 condos. Delray BeachRecorded below original: 39.7% of 380 houses · 46.4% of 885 condos. Boca RatonRecorded below original: 38.3% of 543 houses · 43.1% of 912 condos. Palm Beach GardensRecorded below original: 38.1% of 344 houses · 47.9% of 117 condos. West Palm BeachRecorded below original: 37.6% of 511 houses · 41.1% of 944 condos. North Palm BeachRecorded below original: 26.4% of 53 houses · 53.9% of 178 condos. Palm BeachRecorded below original: 23.9% of 71 houses · 27.5% of 160 condos. Palm SpringsRecorded below original: 24 houses, too few to report · 47.8% of 69 condos. Lake ParkRecorded below original: 8 houses, too few to report · 46.6% of 58 condos. South Palm BeachRecorded below original: no houses listed · 41.3% of 63 condos. TequestaRecorded below original: 25 houses, too few to report · 39% of 41 condos. Highland BeachRecorded below original: 9 houses, too few to report · 38.1% of 113 condos. Singer IslandRecorded below original: 7 houses, too few to report · 35.8% of 123 condos. HypoluxoRecorded below original: 2 houses, too few to report · 24.4% of 41 condos. Juno BeachRecorded below original: 12 houses, too few to report · 15.9% of 63 condos.

Broward County

Click your city. 28 cities above the sample floor. Across the county, 44.5% of 4,296 active houses and 44.9% of 9,062 active condominiums have recorded current asking price below original.

ParklandRecorded below original: 56.6% of 143 houses · 9 condos, too few to report. Hallandale BeachRecorded below original: 56.4% of 55 houses · 42.2% of 1013 condos. Oakland ParkRecorded below original: 54.1% of 122 houses · 51.2% of 166 condos. West ParkRecorded below original: 51.1% of 45 houses · no condos listed. Coconut CreekRecorded below original: 49% of 49 houses · 46.8% of 269 condos. WestonRecorded below original: 48.7% of 193 houses · 50% of 96 condos. Pembroke PinesRecorded below original: 48.2% of 251 houses · 49.6% of 484 condos. Deerfield BeachRecorded below original: 47.2% of 106 houses · 45.9% of 497 condos. Coral SpringsRecorded below original: 46.4% of 166 houses · 49.7% of 332 condos. DavieRecorded below original: 46.3% of 164 houses · 50.5% of 182 condos. MiramarRecorded below original: 45.8% of 262 houses · 47.2% of 127 condos. Pompano BeachRecorded below original: 45.1% of 266 houses · 47.4% of 813 condos. North LauderdaleRecorded below original: 44.3% of 70 houses · 61% of 82 condos. TamaracRecorded below original: 44.3% of 185 houses · 47.7% of 386 condos. MargateRecorded below original: 43% of 100 houses · 53.8% of 320 condos. PlantationRecorded below original: 43% of 186 houses · 45.7% of 232 condos. HollywoodRecorded below original: 42.7% of 452 houses · 42.4% of 977 condos. Fort LauderdaleRecorded below original: 42.3% of 810 houses · 39.4% of 1374 condos. Cooper CityRecorded below original: 40.6% of 69 houses · 1 condos, too few to report. Wilton ManorsRecorded below original: 39.8% of 83 houses · 59.6% of 52 condos. Dania BeachRecorded below original: 39.4% of 94 houses · 41.4% of 99 condos. LauderhillRecorded below original: 38.8% of 85 houses · 40.1% of 521 condos. SunriseRecorded below original: 38.4% of 125 houses · 47.4% of 500 condos. Lauderdale LakesRecorded below original: 37.1% of 35 houses · 41.8% of 287 condos. 30–39: small sample.Lighthouse PointRecorded below original: 36.6% of 82 houses · 56.2% of 48 condos. Southwest RanchesRecorded below original: 33.8% of 65 houses · no condos listed. Hillsboro BeachRecorded below original: 6 houses, too few to report · 39.5% of 76 condos. Lauderdale By The SeaRecorded below original: 22 houses, too few to report · 39.3% of 112 condos.

Miami-Dade County

Click your city. 22 cities above the sample floor. Across the county, 41.3% of 4,623 active houses and 38.3% of 11,091 active condominiums have recorded current asking price below original.

HialeahRecorded below original: 47.9% of 263 houses · 34.8% of 287 condos. HomesteadRecorded below original: 45.9% of 584 houses · 40.4% of 228 condos. Cutler BayRecorded below original: 45.3% of 161 houses · 39.3% of 56 condos. Coral GablesRecorded below original: 44% of 134 houses · 42.1% of 126 condos. North Miami BeachRecorded below original: 43.6% of 101 houses · 44.6% of 267 condos. DoralRecorded below original: 43.4% of 113 houses · 36.7% of 278 condos. Florida CityRecorded below original: 42.6% of 61 houses · 6 condos, too few to report. Miami GardensRecorded below original: 42.5% of 219 houses · 38.2% of 55 condos. North MiamiRecorded below original: 41.9% of 129 houses · 41.2% of 245 condos. Miami LakesRecorded below original: 41.7% of 60 houses · 19 condos, too few to report. MiamiRecorded below original: 40.9% of 2106 houses · 37.8% of 4921 condos. Palmetto BayRecorded below original: 37.8% of 74 houses · 12 condos, too few to report. Key BiscayneRecorded below original: 36.1% of 36 houses · 37.9% of 103 condos. 30–39: small sample.PinecrestRecorded below original: 35.8% of 106 houses · 15 condos, too few to report. Miami BeachRecorded below original: 29.3% of 164 houses · 35.2% of 1703 condos. Miami ShoresRecorded below original: 29.2% of 48 houses · 16 condos, too few to report. AventuraRecorded below original: 19 houses, too few to report · 42.9% of 1091 condos. Sunny Isles BeachRecorded below original: 17 houses, too few to report · 40.5% of 1089 condos. North Bay VillageRecorded below original: 14 houses, too few to report · 39.4% of 137 condos. Bay Harbor IslandsRecorded below original: 9 houses, too few to report · 37.4% of 155 condos. SurfsideRecorded below original: 20 houses, too few to report · 34.3% of 70 condos. Bal HarbourRecorded below original: 2 houses, too few to report · 26.6% of 124 condos.

Martin County

Click your city. 3 cities above the sample floor. Across the county, 50.2% of 627 active houses and 46.3% of 374 active condominiums have recorded current asking price below original.

Hobe SoundRecorded below original: 50% of 66 houses · 15 condos, too few to report. StuartRecorded below original: 48.3% of 236 houses · 45.8% of 286 condos. Palm CityRecorded below original: 47.3% of 205 houses · 32.4% of 37 condos. 30–39: small sample.

St. Lucie County

Click your city. 4 cities above the sample floor. Across the county, 50.7% of 2,263 active houses and 44% of 491 active condominiums have recorded current asking price below original.

Jensen BeachRecorded below original: 57.7% of 78 houses · 41.1% of 151 condos. Port St LucieRecorded below original: 54.2% of 1697 houses · 52.3% of 86 condos. Fort PierceRecorded below original: 41% of 500 houses · 43.5% of 216 condos. Hutchinson IslandRecorded below original: 9 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 (30 single-segment cities); 30–39 is a small sample. Source: PBP Real Estate analysis of BeachesMLS; as of October 21, 2026.

Questions people actually ask

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

Houses: Riviera Beach at 59.6%; condominiums: North Lauderdale at 61%, as of October 21, 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 23.9% 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?

13 of 134 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 21, 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 21, 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.