Selling in South Florida · September 2026 closings, figures as of October 26, 2026, refreshed daily
Why is my house not selling in South Florida?
In September 2026, South Florida houses that never cut their asking price went under contract in a median 18 days. Houses that had to cut took 92 days. If your house is still on the market, the gap between those two numbers is usually the answer: buyers have already compared it with the homes around it and chosen others at their price. Here is what 3,360 house sales and 2,974 condo and townhouse sales across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties say about why, and what to change.
Key takeaways
- South Florida houses that never cut their price went under contract in a median 18 days in September 2026; houses that cut first took 92 days.
- 43% of the houses that sold had cut first, and the typical sold house closed at 95.3% of its original asking price.
- Condominiums and townhouses are slower: 27 days without a cut, 124 days with one.
- Price against the competition is the lever a seller controls on day one; check it against closed sales, not other listings.
- A Florida listing agreement usually ends early only if the brokerage agrees to release you, in writing.
How long is too long for a house to sell in South Florida?
Half of the South Florida houses that sold without a price cut in September 2026 were under contract within 18 days. Houses that cut first needed a median 92 days, about 5 times as long. Condominiums and townhouses are slower in both groups.
Never cut before the contract Cut at least once before the contract
When should I worry about my house not selling?
Worry when your house is well past the point where most well-priced houses already have a buyer, and showings are thin. In September 2026 that point was about 18 days for South Florida houses and 27 days for condos and townhouses. Days alone do not prove the price is wrong. Few showings, showings with no second visits, and feedback that names a cheaper house nearby together usually do.
What is the number one reason a house doesn't sell?
Price against the competition. Buyers do not judge your asking price on its own; they judge it against every other house they can see at the same price. Of the 3,360 houses that sold across the five counties in September 2026:
- 43% had cut their asking price at least once before a buyer signed. The median cut was 5.3% off the original asking price.
- The typical sold house closed at 95.3% of its original asking price (97.5% of the final asking price, after any cuts).
- Only 20% closed at or above the original asking price.
Condition, photos, showing access, and for condos the building's fees and insurance all matter. But the seller controls the asking price on day one, and the closed sales show most of the delay sits there. Right now 43.6% of the 17,194 active house listings across our published cities have already cut: see the count for your city.
Condos and townhouses take longer to sell
Condo buyers weigh the monthly fee, special assessments, reserves and insurance along with the price, and the asking price is the one number the seller can change. In September 2026, 46% of the 2,974 condominiums and townhouses that sold across the five counties had cut first (median cut 6.6%), and the typical one closed at 93.2% of its original asking price. Those that never cut still took a median 27 days to reach a contract. If you are selling a condo, check your building's fee position first; buyers will.
Days to contract and price cuts by county
September 2026 closings, from our own BeachesMLS feed. Houses and condos are separate tables; the two markets behave differently.
Single-family houses
| County | Sales | Cut first | Days, no cut | Days, cut | % of original ask |
|---|---|---|---|---|---|
| Palm Beach | 1,000 | 42% | 16 | 96 | 94.9% |
| Broward | 967 | 42% | 19 | 83 | 95.7% |
| Miami-Dade | 835 | 40% | 20 | 93 | 95.2% |
| Martin | 122 | 41% | 17 | 97 | 94.8% |
| St. Lucie | 436 | 54% | 18 | 98 | 95.7% |
Condominiums and townhouses
| County | Sales | Cut first | Days, no cut | Days, cut | % of original ask |
|---|---|---|---|---|---|
| Palm Beach | 933 | 44% | 22 | 120 | 93.2% |
| Broward | 916 | 51% | 29 | 131 | 92.4% |
| Miami-Dade | 949 | 43% | 32 | 117 | 93.9% |
| Martin | 73 | 52% | 23 | 109 | 92.5% |
| St. Lucie | 103 | 57% | 32 | 139 | 94.8% |
Medians per county and segment. "Cut first" = the final asking price sat below the original. "Days" = median days to a purchase contract. Days are derived from the listing contract date to the purchase contract date, never the MLS day counter. Monthly series: sale price versus original asking price.
What should you do if your house isn't selling?
- Compare your price with what sold, not with what is listed. Listed homes are your competition; closed sales are the evidence. Ask for the closed sales your price was built on, with dates.
- Read the activity. How many showings, how many second visits, what did buyers' agents say? Lots of showings and no offers points at price or condition. Few showings points at price or exposure.
- If the price is the problem, make one move that counts. A cut that puts your house into a new search bracket reaches buyers who never saw it. Several small cuts mostly tell existing viewers there is room to negotiate. What overpricing costs.
- Fix what buyers see first. Photos, the first-screen description, showing access and obvious repairs. For older houses, insurance inspections done before an offer avoid surprises after one: 4-point and wind mitigation inspections.
- Ask for a written plan that changes something. The same price with the same marketing usually produces the same result.
If my house doesn't sell, should I switch the listing agent?
Usually only if the brokerage agrees to release you. A Florida listing agreement is a contract with the brokerage for a fixed term, and most are written so the seller cannot end it alone before the end date. Ask for the release in writing, confirm it is a cancellation and not a withdrawal (a withdrawn listing is off public view but the agreement is still in force), and read the protection period clause before you sign with anyone else. How canceling a Florida listing agreement works. Whether your own agreement lets you cancel is a question for a Florida real-estate attorney, not for us.
What happens if a house never sells?
The listing agreement reaches its end date and the listing expires: it comes off the market, and you are free to choose who lists it next. Before you relist, find out why the first attempt did not sell; a faster relist at a slightly lower price usually repeats it. Expired and canceled listings in South Florida covers each status, city-by-city data and how to plan a second attempt.
City by city: sale price versus original asking price
Each city page reports how many closings this year finished below the first asking price and the median sale-to-original-asking ratio, houses and condos separately.
Atlantis · Aventura · Bal Harbour · Bay Harbor Islands · Biscayne Park · Boca Raton · Boynton Beach · Coconut Creek · Coconut Grove · Cooper City · Coral Gables · Coral Springs · Cutler Bay · Dania Beach · Davie · Deerfield Beach · Delray Beach · Doral · Florida City · Fort Lauderdale · Fort Pierce · Greenacres · Hallandale Beach · Hialeah · Hialeah Gardens · Highland Beach · Hillsboro Beach · Hobe Sound · Hollywood · Homestead · Hypoluxo · Jensen Beach · Juno Beach · Jupiter · Key Biscayne · Lake Park · Lake Worth Beach · Lantana · Lauderdale Lakes · Lauderdale-by-the-Sea · Lauderhill · Lighthouse Point · Loxahatchee · Margate · Miami · Miami Beach · Miami Gardens · Miami Lakes · Miami Shores · Miami Springs · Miramar · North Bay Village · North Lauderdale · North Miami · North Miami Beach · North Palm Beach · Oakland Park · Ocean Ridge · Opa Locka · Palm Beach · Palm Beach Gardens · Palm City · Palm Springs · Palmetto Bay · Parkland · Pembroke Pines · Pinecrest · Plantation · Pompano Beach · Port St. Lucie · Riviera Beach · Royal Palm Beach · South Miami · South Palm Beach · Stuart · Sunny Isles Beach · Sunrise · Surfside · Tamarac · Tequesta · Wellington · West Palm Beach · Westlake · Weston · Wilton Manors
How PBP sets an asking price
Gia Freer, Broker of Record, prepares a written market analysis by hand: what has sold on your street, what is sitting unsold and why, and where your house lands against both. It is an opinion from a licensed broker, not a formula, and you get it in writing with the as-of date. If your house is listed with another brokerage, that listing agreement stays in force until it ends or the brokerage releases you; we will not ask you to break it.
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
43.6% 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.
Request a pricing opinion for your property
Listing already expired? Start with the expired-listing guide.
Selling? Pricing correctly is a skill. Gia Freer prices your home from this data before it goes live.
Ask Ava about this dataPrice my home correctlyQuestions sellers ask when a house is not selling
Why is my house not selling in South Florida?
Usually because buyers are comparing it with homes that look like better value at their asking price. In September 2026, 43% of the houses that sold across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties had cut their asking price at least once before a buyer signed, and the typical sold house closed at 95.3% of its original asking price. Condition, photos and showing access matter too, but price against the competition is the lever that moved most of those sales.
How long is too long for a house to sell in South Florida?
In September 2026, half of the South Florida houses that sold without a price cut were under contract within 18 days of listing. Houses that had to cut first took a median 92 days. Condominiums and townhouses ran slower: 27 days without a cut and 124 days with one. Days are counted from the listing contract date to the purchase contract date.
When should I worry about my house not selling?
When it has passed the point where most well-priced houses already have a buyer and showings are thin. Half of the houses that sold without a cut in September 2026 were under contract by day 18. If yours is well past that with few showings or no offers, the market is giving you an answer, and waiting rarely changes it.
When should you lower the price on your house?
Only after you check what sold, not what is listed. Compare your asking price with closed sales of similar houses near you, then look at your showing count and feedback. If the evidence says the price is the problem, one move that puts the house into a new group of homes buyers are searching usually does more than several small cuts. In September 2026 the median cut among South Florida houses that cut and then sold was 5.3% off the original asking price.
If my house doesn't sell, should I switch the listing agent?
Usually only if the brokerage agrees to release you. A Florida listing agreement is a contract with the brokerage for a fixed term, and most are written so the seller cannot end it alone before the end date. Ask for the release in writing, confirm it is a cancellation and not a withdrawal, and read the protection period clause before you sign with anyone else. Whether your own agreement lets you cancel is a question for a Florida real-estate attorney.
Why are houses not selling in Florida right now?
Most of them are selling; the ones that sit are priced above the homes buyers compare them with. In September 2026, 3,360 houses closed across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties. 57% sold without a price cut, in a median 18 days to contract.
The 43% that cut first took a median 92 days. Condominiums and townhouses are slower: 27 days without a cut and 124 with one, and 46% cut first.
Source: PBP Real Estate analysis of BeachesMLS closed residential sales permitted for internet display, September 2026 closings, retrieved October 26, 2026, refreshed daily. Houses = single-family by tax legal description; condos = condominiums, townhouses and villas; never blended. Medians per closing; prices over $10,000; outliers beyond 50% of final or 60% of original asking price excluded. Aggregates are not a property-specific opinion of value. 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. Not legal advice. Equal Housing Opportunity. Prepared with AI assistance; a licensed broker authors every figure; no automated estimate.