The Numbers Right Now

Here's the most recent county-wide single-family snapshot from the April 2026 report released by the Realtors group covering Broward, the Palm Beaches, and St. Lucie:

Two things jump out. First, prices are essentially flat year over year — the days of double-digit jumps are behind us. Second, inventory at 4.4 months is the tightest in South Florida and well below the 5.5–6 months that signals a balanced market. Translation: sellers still hold an edge, but it's a much calmer market than the 2021–2022 frenzy.

Should You BUY Now?

For buyers, the case to act is about leverage you didn't have two years ago. With prices flat and inventory off its lows, homes are sitting longer and sellers are far more open to concessions — especially help buying down your rate. That's often worth more to your monthly payment than waiting on a quarter-point cut from the Fed that may never fully arrive.

The condo side is the interesting story: countywide condo sales in the $400,000–$500,000 range jumped 50.6% year over year, and the condo median rose to $340,000. If a single-family home is a stretch, the attainable end of the market is genuinely moving.

Buy if: you're financially ready, plan to stay 5+ years, and can negotiate seller concessions. Don't chase a perfect rate — negotiate the deal in front of you.

Should You WAIT?

Waiting makes sense for a narrower group than people think. An FAU housing report this spring flagged South Florida homes as roughly 34.7% overvalued versus their long-term trend, and the economists behind it expect a long plateau rather than a sharp drop. So if you wait, you're most likely waiting through flat prices — not a discount — while still paying rent.

Wait if: your job or income isn't settled, you don't have reserves for closing plus insurance and reserves, or you'd be buying at the very top of your budget. A flat market is forgiving of patience, but it rarely rewards it with lower prices.

Should You SELL?

Sellers still have the structural advantage — 4.4 months of supply favors you — but the market is rewarding realistic pricing, not aspirational pricing. 2025 was nicknamed "the year of cancellations" for a reason: overpriced listings stalled. Homes priced to the most recent comps are still moving, and Palm Beach County cash buyers run more than two times the national rate, which keeps the most accurately priced inventory liquid.

Sell if: you have real equity, you're moving up, down, or out of the area, and you'll price to today's comps from day one. The first two weeks set the tone — don't test a high number and chase it down.