PBP Real Estate

Last updated September 14, 2026

South Florida homes listed below what the owner paid: houses vs condos, five counties

On September 14, 2026, 6.0% of the South Florida houses for sale that can be matched to the owner's MLS purchase since 2020 were asking less than the owner paid. For condos and townhouses the share was 18.7%, 3.1 times the house rate. The five counties are Palm Beach, Broward, Miami-Dade, Martin and St. Lucie. 14,479 of the 43,956 active listings could be matched; 2,032 of them (14.0%) are priced below the purchase price. The owners doing it bought in 2022, 2023 or 2024: 34.3% of condos and townhouses bought in 2023 are now asking less than they paid, against 3.9% of those bought in 2021. Figures come from BeachesMLS listings permitted for internet display; edition 2026-09-14, frozen, published weekly.

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

42.6% of active single-family houses 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 comparative market analysis done by hand, within one business day.

42.6%Recorded below original
57.4%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
14,909 single-family houses for sale in South Florida. Source: BeachesMLS, as of September 14, 2026. Information is deemed reliable but not guaranteed. 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.

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Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

How many houses and condos are asking less than the owner paid, by county?

Condo and townhouse sellers ask less than they paid at 3.1 times the rate of house sellersShare of active listings priced below the owner's purchase price. Five counties: houses 6%, condos/townhouses 19%.Condo and townhouse sellers ask less than they paid at 3.1 times the rate of house sellersShare of active listings priced below the owner's purchase price. Five counties: houses 6%, condos/townhouses 19%.0%10%20%30%40%Palm Beach houses: 5.0% of 1,387 matched listings5%HousesPalm Beach condos and townhouses: 20.0% of 2,402 matched listings20%Condos/THPalm Beach CountyBroward houses: 5.4% of 1,680 matched listings5%HousesBroward condos and townhouses: 21.8% of 3,116 matched listings22%Condos/THBroward CountyMiami-Dade houses: 2.6% of 1,449 matched listings3%HousesMiami-Dade condos and townhouses: 13.5% of 3,377 matched listings14%Condos/THMiami-Dade CountyMartin houses: 8.2% of 122 matched listings8%HousesMartin condos and townhouses: 30.3% of 109 matched listings30%Condos/THMartin CountySt. Lucie houses: 16.6% of 646 matched listings17%HousesSt. Lucie condos and townhouses: 35.6% of 191 matched listings36%Condos/THSt. Lucie CountySource: BeachesMLS active listings matched to their prior MLS closing (2020 onward). As of September 14, 2026. PBP Real Estate analysis.Martin and St. Lucie condo samples are small; read as direction, not precision.

In every county the condo and townhouse share is three to five times the house share. Among the three core counties, Broward County has the highest condo share at 21.8%; Miami-Dade the lowest at 13.5%, and Miami-Dade houses are the least likely of any group to be asking below purchase price (2.6%). Martin and St. Lucie read higher for condos (30.3% and 35.6%) and St. Lucie houses stand out at 16.6%, on smaller samples of 109, 191 and 646 matched listings.

Houses for sale on September 14, 2026: asking price against the owner's purchase price
CountyFor saleMatched to a prior MLS saleAsking below purchase priceShareMedian gap
Palm Beach County3,7111,387705.0%-3.7%
Broward County4,1591,680915.4%-4.8%
Miami-Dade County4,3851,449372.6%-6.6%
Martin County509122108.2%-4.7%
St. Lucie County2,14564610716.6%-6.2%
Five counties14,9095,2843156.0%-4.9%
Condos and townhouses for sale on September 14, 2026: asking price against the owner's purchase price
CountyFor saleMatched to a prior MLS saleAsking below purchase priceShareMedian gap
Palm Beach County6,2022,40248120.0%-8.8%
Broward County9,8963,11667921.8%-8.1%
Miami-Dade County11,9353,37745613.5%-7.3%
Martin County4071093330.3%-8.3%
St. Lucie County6071916835.6%-7.9%
Five counties29,0479,1951,71718.7%-8.0%

Median gap is the median asking price relative to the purchase price among the listings that are below it. Inside the condo and townhouse group, condominiums read 18.8% (1,516 of 8,056) and townhouses and villas 17.6% (201 of 1,139).

Which purchase years are asking below what they paid?

Who is asking less than they paid: owners who bought in 2022 to 2024, mostly condosShare of active listings priced below the owner's purchase price, by year the owner bought. Five counties.Who is asking less than they paid: owners who bought in 2022 to 2024, mostly condosShare of active listings priced below the owner's purchase price, by year the owner bought. Five counties.0%10%20%30%40%Houses bought in 2020: 0.4% of 511 asking below purchase price0%Condos and townhouses bought in 2020: 1.0% of 916 asking below purchase price1%Bought 2020Houses bought in 2021: 0.4% of 852 asking below purchase price0%Condos and townhouses bought in 2021: 3.9% of 2,000 asking below purchase price4%Bought 2021Houses bought in 2022: 8.9% of 1,073 asking below purchase price9%Condos and townhouses bought in 2022: 25.9% of 2,227 asking below purchase price26%Bought 2022Houses bought in 2023: 10.2% of 962 asking below purchase price10%Condos and townhouses bought in 2023: 34.3% of 1,788 asking below purchase price34%Bought 2023Houses bought in 2024: 8.6% of 951 asking below purchase price9%Condos and townhouses bought in 2024: 27.1% of 1,272 asking below purchase price27%Bought 2024Houses bought in 2025: 4.9% of 650 asking below purchase price5%Condos and townhouses bought in 2025: 11.3% of 752 asking below purchase price11%Bought 2025Houses bought in 2026: 1.1% of 285 asking below purchase price1%Condos and townhouses bought in 2026: 4.2% of 240 asking below purchase price4%Bought 2026HousesCondos and townhousesSource: BeachesMLS active listings matched to their prior MLS closing (2020 onward). As of September 14, 2026. PBP Real Estate analysis.

Owners who bought in 2022, 2023 and 2024 account for almost all of the listings priced below the purchase price; owners who bought in 2020 or 2021 almost never are. The 2023 condo and townhouse buyers are the peak at 34.3%. Houses follow the same shape at a lower level: 10.2% of houses bought in 2023 are now asking below their purchase price, against 0.4% of houses bought in 2021. Owners who bought in 2025 or 2026 and are already back on the market read 11.3% and 4.2% for condos and townhouses.

Share asking below purchase price by the year the owner bought, five counties, September 14, 2026
Year boughtHouses for saleHouses asking belowCondos/TH for saleCondos/TH asking below
20205110.4%9161.0%
20218520.4%2,0003.9%
20221,0738.9%2,22725.9%
202396210.2%1,78834.3%
20249518.6%1,27227.1%
20256504.9%75211.3%
20262851.1%2404.2%

Which cities have the most condo sellers asking less than they paid?

Where condo and townhouse sellers are asking less than they paidShare of active condo and townhouse listings priced below the owner's purchase price; cities with at least 50 matched listings.Where condo and townhouse sellers are asking less than they paidShare of active condo and townhouse listings priced below the owner's purchase price; cities with at least 50 matched listings.0%10%20%30%40%50%Five-county condo rate 19%Port St Lucie43% (33 of 76)43% (33 of 76)Stuart36% (23 of 63)36% (23 of 63)Fort Pierce33% (29 of 88)33% (29 of 88)Lauderdale Lakes29% (25 of 85)29% (25 of 85)Coral Springs29% (32 of 109)29% (32 of 109)Margate29% (29 of 101)29% (29 of 101)Oakland Park29% (16 of 56)29% (16 of 56)Deerfield Beach28% (49 of 172)28% (49 of 172)Delray Beach28% (114 of 405)28% (114 of 405)Palm Beach Gardens27% (24 of 88)27% (24 of 88)Sunrise27% (41 of 154)27% (41 of 154)Tamarac26% (35 of 137)26% (35 of 137)Homestead25% (52 of 206)25% (52 of 206)Lake Worth24% (29 of 119)24% (29 of 119)Davie24% (18 of 75)24% (18 of 75)Source: BeachesMLS active listings matched to their prior MLS closing (2020 onward). As of September 14, 2026. PBP Real Estate analysis.

Port St Lucie leads the condo and townhouse list at 43.4% (33 of 76 matched listings). The Broward suburbs and the Palm Beach County coastal cities with large 1970s and 1980s condo stock fill most of the table; each row shows the count so a small sample is visible. For houses the city list is short because the shares are low: Fort Pierce reads 16.8% and no city with 50 or more matched houses passes 16.8%.

Houses: cities with the highest share asking below purchase price (at least 50 matched listings)
CityCountyMatchedAsking belowShare
Fort PierceSt. Lucie1252116.8%
Port St LucieSt. Lucie5188516.4%
TamaracBroward68913.2%
Boynton BeachPalm Beach150128.0%
Oakland ParkBroward5447.4%
PlantationBroward7456.8%
Fort LauderdaleBroward377246.4%
HomesteadMiami-Dade181116.1%
DavieBroward5635.4%
Delray BeachPalm Beach13375.3%

How far below the purchase price are they asking?

Of the 2,032 listings asking below their purchase price, 38.5% are asking 10% or more below it and 14.4% are asking 20% or more below. The median condo or townhouse in the group is 8.0% under the purchase price; the median house is 4.9% under. Asking price is not sale price: the Boca Raton Relisting Index and the Boca Raton price-cut page show how often asking prices move again before a sale.

What this means if you are selling

The buyer's agent knows what you paid before the showing; the number is public record and sits on every portal. If you bought in 2022, 2023 or 2024, one condo seller in three or four in your building's market is already asking less than they paid, and the buyer is comparing your price with theirs, not with your purchase price. A seller who prices against what closed in the last 90 days, not against the 2022 purchase, spends fewer days on the market and cuts less often. If you bought before 2022 the table says the opposite: the market is above your purchase price and the question is only how far. How PBP prices a listing and the Boca Raton Condo Cost and Liquidity Index carry the rest of that conversation.

Series

This is the first edition. A new edition is published each week from that week's snapshot; earlier editions never change. The county reports (Palm Beach, Broward, Miami-Dade, Martin, St. Lucie) carry the monthly price, sales and supply figures behind it.

Method, source and download

  • Definition: a listing is counted as asking below the purchase price when its current asking price is lower than the price recorded at the owner's most recent MLS closing for the same property, where that closing happened before the current listing began.
  • Matching: active listings on September 14, 2026 in the five counties are matched to closed MLS sales from January 1, 2020 onward by parcel number, and where the parcel is missing, by normalized address, unit and ZIP. 14,479 of 43,956 listings (33%) matched. Owners who bought before 2020, off-market, or in a new-construction sale that was never in the MLS are not matched and not counted, so the shares describe recent MLS buyers and the all-listings share is lower.
  • Property type follows the tax legal description: a condominium regime in the legal makes the property a condo whatever the MLS type; townhouses and villas are reported with condos. Houses are never blended with condos.
  • The comparison is asking price against purchase price only. Improvements, closing costs, mortgage balance and the final sale price are not in the data and are not estimated. Nothing on this page is an opinion of what any home is worth or a forecast.
  • Shares are shown only for groups of at least 30 matched listings (counties, purchase years) or 50 (cities).
  • Download the aggregate table: 2026-09-14.csv (CSV, this edition) or the latest edition. Listing-level records are MLS data and are not redistributed.
  • Free to cite with attribution to "PBP Real Estate analysis of BeachesMLS listing data" and a link to this page. Questions: info@pbpre.com.

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display; active snapshot 2026-09-14, closed sales 2020-01-01 through 2026-09-14. Deemed reliable but not guaranteed.

Questions about homes listed below the purchase price in South Florida

How many South Florida homes for sale are priced below what the owner paid?

On September 14, 2026, 6.0% of the 5,284 houses for sale in Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties that PBP could match to the owner's MLS purchase since 2020 were asking less than that purchase price. For condos and townhouses it was 18.7% of 9,195. Across both, 2,032 of 14,479 matched listings (14.0%).

Which owners are most often asking less than they paid?

Owners who bought in 2022, 2023 and 2024. Among condos and townhouses for sale, 25.9% of those bought in 2022, 34.3% of those bought in 2023 and 27.1% of those bought in 2024 are priced below the purchase price. For houses the same three years read 8.9%, 10.2% and 8.6%. Owners who bought in 2020 or 2021 are almost never below their purchase price.

How far below the purchase price are these listings asking?

The median condo or townhouse asking below its purchase price is 8.0% under it; the median house is 4.9% under. Of all 2,032 listings asking below purchase price, 38.5% are 10% or more below and 14.4% are 20% or more below.

How does this compare with Florida as a whole?

Parcl Labs, using deed records for every listing in the state, reported on September 12, 2026 that about 11% of Florida listings were asking below the owner's purchase price, against 7% nationally. This page measures the five South Florida counties from MLS records, keeps houses and condos separate, and adds the year of purchase and the city, which the statewide figure does not show.

Does asking below the purchase price mean the seller will lose money?

No. This page compares the current asking price with the price the owner paid in the MLS record. It does not know the owner's down payment, mortgage balance, improvements, closing costs or what the home will finally sell for. It is a count of asking prices, published weekly, not a forecast and not an opinion of what any home is worth.

Can I cite these figures?

Yes. The 2026-09-14 edition is frozen; the figures on this page and in the downloadable table do not change. Cite as "PBP Real Estate analysis of BeachesMLS listing data" with a link to this page. A new edition is published each week.

Written and reviewed by Gia Freer, Broker of Record, PBP Real Estate, LLC · Florida broker license BK689801 · brokerage license CQ1064615. Last reviewed September 14, 2026.