Here is the July 2025 edition of the Broward County Market Snapshot. The number of closed sales continues to decline. Median values for single family homes is still fairly stable. Active listings continues to rise. There is 6 months worth of inventory for single family homes and 12 months of inventory for condominiums. 

What this report doesn't show is a rise in rental listings throughout Broward County. This rise is mostly condominiums where the owners have found it difficult to get the price they expect. This will put pressure on rental rates which peaked in 2022 and 2023.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

South Florida has long been a haven for condo buyers, offering ocean views, urban living, and relative affordability compared to single-family homes. But in 2025, purchasing an older condominium in Miami-Dade, Broward, or Palm Beach County comes with increasing caution—and potential cost. Recent legislative changes, safety concerns, and shifting market conditions are putting pressure on aging condo communities, making it essential for buyers to do deeper due diligence before making a move.

Why Older Condos Are Under the Microscope

The 2021 collapse of Champlain Towers South in Surfside was a turning point for Florida’s condo industry. In response, the state passed Senate Bill 4D, which introduced sweeping reforms that directly impact older buildings:

• Mandatory milestone inspections for buildings 30 years old (or 25 if near the coast).

• Structural reserve studies required every 10 years.

• Mandatory funding of reserves—HOAs can no longer waive or underfund reserves for structural components.

These rules became enforceable starting January 1, 2025, and the financial and operational burden is now hitting associations—and unit owners—hard.

How These Rules Affect Condo Buyers

1. Higher HOA Dues and Special Assessments

Many older buildings are now scrambling to comply by performing inspections, commissioning reserve studies, and initiating major repairs. As a result:

• Monthly dues are rising significantly to cover reserve requirements.

• Special assessments for structural repairs are common—ranging from thousands to tens of thousands per unit.

For buyers, this means the cost of ownership can spike suddenly, and unpredictably.

2. Financing Challenges

Lenders are becoming increasingly cautious:

• Fannie Mae and Freddie Mac won’t back loans in buildings that fail to meet structural or financial stability guidelines.

• FHA and VA financing may also be restricted.

• Mortgage approval now often hinges on HOA questionnaires, reserve fund strength, and pending assessments.

Buyers using financing may find fewer loan options or be denied altogether if the building is flagged.

3. Reduced Resale Appeal

With affordability and risk in question, some older condos are sitting longer on the market. Resale values may decline—especially in buildings needing substantial upgrades or with unclear plans for compliance.

High-Risk Zones in South Florida

Older condos are most concentrated in:

• Miami Beach, Sunny Isles, and North Miami
  Coastal exposure and aging stock make these areas top of mind.

• Hollywood and Fort Lauderdale
  Many high-rises built in the '60s and '70s are now facing compliance deadlines.

• West Palm Beach and Boca Raton
  While some luxury towers are well-funded, mid-market buildings are feeling the pressure.

What Buyers Should Ask Before Purchasing

If you’re considering buying an older condo in South Florida, get answers to the following:

• When was the last milestone or structural inspection completed?

• Is there a reserve study? When was it last updated?

• Are there any upcoming or ongoing special assessments?

• What is the current reserve balance vs. recommended funding?

• Is the building compliant with SB 4D?

Always request and review the HOA budget, financial statements, and board meeting minutes.

Final Thoughts

Older condos in South Florida can still offer tremendous value—especially for cash buyers or those willing to take on renovation risk. However, today’s environment requires a more informed and cautious approach.

In 2025 and beyond, the real question isn’t just “Can I afford the unit?” but “Can I afford the building?”

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Here is the June 2025 edition of the Broward County Market Snapshot. The decline in condo values is picking up speed. Median sales prices have declined 6.1% over a year ago. There is now more than a 12 month supply of condos for sale.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Below is the Market Snapshot for Palm Beach County in June 2025. The median sales prices for single-family homes have declined by 5.2% over the same time last year. What makes this unusual is that the decline exceeds the 3.1% decline in condo values. Inventory for single-family homes is rising quicker than condos in Palm Beach County as well.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Everyone has heard the stories of the significant rise in inventory of homes for sale in Florida. Some areas are worse than others. Cape Coral is probably at the top of the list. Here in Broward County, we have approximately 18,000 active listings as of mid-summer 2025. Active listings for sale has plateaued recently as we are in the most active selling months of the year. However, a trend I have noticed is that rental listings are still rising rapidly.

Home sellers who have not been able to sell their property at the price they expect are deciding to become landlords and rent out their space. Many are running For Sale and For Rent listings simultaneously. This is leading to a decline in rental values that I expect to continue. South Florida saw a huge influx of renters during the pandemic which pushed rents higher as well as home values. Things have changed. Many people decided it is too expensive to live here and many have been called back to the office. Work-from-home policies have changed for many. We have also seen a big increase in new apartment buildings come online in South Florida. Some are offering one or even two months of free rent to attract new residents. 

AirBnb became hugely popular over the past five years. But, South Florida is saturated now and AirBnb owners are struggling to be profitable renting on a short-term basis and are turning to mid-term and long-term rentals. 

Before you decide to just rent it out ask yourself if you really want to be a landlord. I have been a landlord and have managed many properties. It is not passive income. There are also plenty of risks that go along with renting such as vacancies, tenant defaults, large capital expenses and of course liability. Landlords get sued a lot. Rising taxes and insurance are squeezing cash flows right now. I am seeing instances where rents are barely covering those two items for some landlords. If you are renting a condo and get hit with an assessment you can't afford, then what do you plan to do?

When done right, landlording can be a path to wealth. But if not taken seriously, it can lead to frustration or worse. It should not be a Plan B. That is what we call being an Accidental Landlord. Before renting your property out, take a close look at what the return on your investment will be and compare that to other investments. There are risk-free investments such as treasury bills that will return about 5% today. That is your baseline. Why accept less for an investment that is more work and higher risk? 

Real estate trends don't turn on a dime. They move slowly, and I expect rental inventories to continue to rise and rents to continue to soften for the next year or more. If you are going to be a landlord, be in it for the long haul. That is a good strategy. Just renting it out until market conditions for selling get better will not likely be a successful venture. 

So, what to do? Maybe, accept something less on the sale of your home. If you have owned it for more than five years, you have done very well. Or, use seller financing to get a better price on your property.  In my opinion being a lender is a lot less risky and less work than being a landlord.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Here is the Market Snapshot for Palm Beach County in May 2025. Median sales prices for single family homes has risen 7.7% as inventory has risen 25.1%. Median sales prices for condos have fallen by 2.9% as inventory has risen 22.1%.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Here is the Broward County Market Snapshot for May 2025. Single family home values remain unchanged from this time last year while inventory has increased 34.5%. Condos have seen median sales prices fall 2.5% from last year as inventory has risen 36.5%.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

In real estate, timing and presentation are everything. While some properties attract multiple offers within days, others sit on the market far longer than expected. These unsold homes are known as stale listings—and they can pose serious challenges for sellers. The number Days on Market are rising in Florida and elsewhere. 

What Is a Stale Listing?

A stale listing is a property that has remained on the market longer than average for its location and price range. In many areas, this can mean 30 to 60 days without serious interest. Online platforms make listing timelines visible, so buyers can easily see how long a home has been sitting—and often assume the worst. A general target for days on the market is no more than 45.

Common Reasons Listings Go Stale

1. Overpricing

The number one reason listings become stale is unrealistic pricing. If a property is priced above market value, it may not even get showings, let alone offers. Today’s buyers are well-informed and quick to compare similar homes online. Don't believe Zillow. Zestimates tend to be high for many reasons and they don't factor in todays higher interest rates. Calculate what it will cost a new owner per month with Principle, Interest, Taxes and Insurance (PITI). If that number is significantly higher that what your home could rent for, you have a problem.

2. Poor Presentation

Listings with dark, blurry, or cluttered photos can be a major turn-off. If a home doesn’t look appealing in pictures, many buyers won’t bother to visit in person. 

3. Insufficient Marketing

Just entering a home on the MLS isn’t enough. Without high-quality photography, good signage, social media exposure, open houses, or email campaigns, a listing can easily get lost among newer and better-marketed properties. 

4. Property Condition

Buyers may hesitate if the home needs repairs, is poorly maintained, or feels outdated—especially if the asking price doesn’t reflect those issues.

5. Difficult Showings

Inflexible showing windows or requiring too much notice can make it hard for agents and buyers to schedule viewings. Convenience is key when buyers are touring multiple homes in a day. 

Why a Stale Listing Is a Problem

• Negative Perception: Buyers may assume there’s something wrong with the property.

• Price Reductions: Sellers may be forced to lower the asking price—sometimes more than once.

• Low Offers: Longer time on the market invites bargain hunters looking for deals.

• Increased Carrying Costs: Sellers continue paying HOA fees, mortgage, taxes, insurance, and maintenance costs until the home sells.

How to Revive a Stale Listing

Reevaluate the Price

Review recent comparable sales with your agent. A well-timed price adjustment can make the home more competitive and generate renewed interest. Connect with a lender and offer a rate buy-down. If you own free and clear, or close, offering seller financing will really boost the size of the buyer pool.

Refresh the Photos and Description

New photography, updated staging, and a rewritten description can dramatically improve online appeal. Highlight features that were previously overlooked or underrepresented.

Relaunch the Marketing Campaign

Create a new marketing push that includes social media posts, virtual tours, paid advertising, or a fresh MLS listing (if possible) to capture new attention.

Offer Buyer Incentives

Consider offering to pay part of the buyer’s closing costs, include a home warranty, or provide a credit for updates. Small perks can make a big difference.

Take a Break and Re-list

In some markets, temporarily withdrawing the listing for a couple of weeks and re-listing it can help reset its visibility—but is should be combined with one or more new strategies listed here as well. Otherwise you can expect the same results.

Final Thoughts

A stale listing doesn’t mean your home is doomed to sit forever. With the right adjustments in price, presentation, and marketing, it’s entirely possible to revive interest and secure a sale. The key is acting early—before buyers tune out. A common misconception is that if a property sells quickly it was underpriced. Today there are buyers watching and waiting for homes that match their criteria and are smartly priced. Getting buyers competing against each other is the best way to maximize your sales price and preventing a stale listing.

Seller Financing in Florida: A Win-Win for Buyers and Property Owners?

Seller financing—also known as owner financing—is gaining renewed attention in Florida’s real estate market in 2025. With high mortgage interest rates, tighter lending standards, and elevated home prices limiting affordability, both buyers and sellers are exploring creative financing options. Seller financing offers a compelling alternative to traditional bank loans, particularly in niche residential deals. But is it truly a win-win? Here’s what Florida buyers and property owners need to know.

What Is Seller Financing?

Seller financing is when the seller of a property acts as the lender, allowing the buyer to make installment payments directly to them instead of going through a bank or mortgage lender. The buyer signs a promissory note detailing the interest rate, repayment schedule, and consequences of default. In most cases, the seller retains a lien on the property until the loan is paid off or refinanced.

Benefits for Buyers

1. Easier Qualification
   Buyers who may not meet strict bank lending criteria—due to credit score issues or non-traditional income—often find seller financing more accessible.

2. Faster Closings
   Without the delays of underwriting and loan approval, transactions can close quickly—sometimes in under two weeks.

3. Negotiable Terms
   Interest rates, down payment, amortization, and balloon payments are often negotiable, giving buyers flexibility.

4. Lower Closing Costs
   Buyers save on origination fees, mortgage insurance, and other bank-related charges.

Benefits for Sellers

1. Attract More Buyers
   Offering financing expands the pool of potential buyers, especially in a high-rate environment.

2. Potential for Higher Sales Price
   Flexibility in financing can command a premium price or justify less seller negotiation.

3. Ongoing Cash Flow
   Sellers receive monthly payments with interest, turning a property sale into an income stream.

4. Tax Deferral
   Spreading out income over years (via the installment method) may defer and reduce capital gains tax liabilities.

Risks to Consider

For Buyers:

• Due-on-Sale Clauses
  If the seller still has a mortgage, their lender could call the loan due, putting the buyer at risk. 

• Lack of Consumer Protections
  Unlike regulated mortgages, seller-financed deals may offer fewer legal safeguards.

For Sellers:

• Default Risk
  If the buyer stops paying, the seller may need to foreclose, which is time-consuming and costly in Florida. A sizable down-payment of 20% or more can offset this risk.

• Payment Management Burden
  Sellers often must handle loan servicing or hire a third-party note servicer. Third party loan servicing fees are not expensive.

• Balloon Payment Uncertainty
  Sellers don't have to be stuck with the loan for decades. A payoff known as a balloon payment can be negotiated into the loan. Many deals include a balloon payment within 3–5 years, and buyers might struggle to refinance or sell to pay it off. A longer loan lessens than risk.

Legal and Practical Considerations

• Use a Real Estate Attorney
  Florida law requires specific disclosures and compliance with Dodd-Frank and SAFE Act rules for some deals.

• Title and Lien Searches Are Crucial
  Buyers should verify the seller’s right to finance and that the title is free of undisclosed encumbrances.

• Insurance and Taxes
  Clarify who is responsible for paying property taxes, insurance, and HOA dues during the financing term.

Download a copy of my Guide to Seller Financing

Final Thoughts

In Florida’s evolving 2025 real estate landscape, seller financing can be a smart strategy—creating opportunities for sellers to stand out in a crowded market and for buyers to overcome traditional financing hurdles. However, like any creative financing tool, it requires clear terms, due diligence, and legal oversight to ensure it remains a win-win for both parties.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

As of mid-2025, South Florida's residential real estate market is experiencing a significant shift, transitioning from the rapid growth of the pandemic era to a more balanced, and in some areas, buyer-friendly environment. This transformation is influenced by various factors, including rising inventory levels, affordability challenges, and evolving migration patterns.

Market Overview: Cooling Prices and Rising Inventory

In April 2025, Florida's median home price stood at $409,800, marking a 3.2% decline year-over-year. Simultaneously, home sales dropped by 8.8%, while the number of homes for sale increased by 16.3% compared to the previous year. (

Notably, South Florida cities like Miami and West Palm Beach are experiencing a pronounced buyer's market, with sellers outnumbering buyers by a ratio of 3 to 1. This surplus has led to longer listing durations and more frequent price reductions.

Regional Highlights: Diverging Trends Across Counties

Miami-Dade County

Miami-Dade continues to attract international buyers, particularly in the luxury segment. The median single-family home price here increased by 0.77% in February 2025. New developments and a steady influx of high-net-worth individuals are sustaining demand in this area.

Broward County

In contrast, Broward County is witnessing a decline in home values, especially in cities like Fort Lauderdale, Miramar, and Coral Springs. Factors contributing to this trend include an oversupply of older condominiums and a cooling short-term rental market.

Palm Beach County

Palm Beach County presents a mixed picture. While older condos are facing price pressures due to new safety regulations and reserve requirements, the luxury market remains robust. In Q1 2025, single-family home sales surged by 63.2%, driven by affluent buyers seeking high-end properties.

Supply and Demand Dynamics

The current market conditions reflect a significant imbalance between supply and demand. As of April 2025, there were 34% more sellers than buyers nationwide, with Florida cities like Miami exemplifying this disparity. High mortgage rates, averaging 6.89%, coupled with elevated home prices, are deterring many prospective buyers.

Migration Patterns and Demographic Shifts

South Florida's appeal to international buyers, especially in Miami-Dade, remains strong. However, domestic migration patterns are shifting. While the region previously attracted a significant number of out-of-state buyers, recent trends indicate a slowdown, partly due to affordability concerns and rising insurance costs. 

Affordability and Insurance Challenges

Affordability remains a pressing issue. The median home price has surged by 53% over the past six years, outpacing wage growth. Additionally, Florida's home insurance premiums have escalated, with the average premium reaching $6,000 per year in 2023, triple the national average. These factors are contributing to the market's cooling, as potential buyers reassess their purchasing power.

Looking Ahead: Market Predictions

Analysts anticipate a continued softening of the market throughout 2025. Realtor.com projects a national home value drop of around 1% to 1.4% by year-end. In South Florida, the luxury segment may remain resilient, but mid-range and older properties could face further price adjustments.(marketwatch.com)

South Florida's real estate market in 2025 is characterized by a transition towards equilibrium. While challenges persist, especially concerning affordability and insurance costs, opportunities exist for buyers and investors who navigate the market with informed strategies. Staying abreast of regional trends and consulting with local real estate professionals will be crucial for success in this evolving landscape.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!