Broward's Two-Speed Market: Houses Rise, Condos Sit

If you follow the headlines, South Florida real estate looks confusing right now. One story says Broward home sales just rose for the fourth month in a row. The next says condo prices are falling and units are sitting for months. Both are true — because Broward County no longer has one housing market. It has two, moving in opposite directions.

At Sell It Realty, I've been brokering in Hollywood for over 20 years, and I've rarely seen the gap this wide. If you own a house, you're in a very different position than your neighbor across the street in a condo — and pricing your property as if the "South Florida market" is one thing is the fastest way to lose money this summer.

Here's what the June 2026 numbers actually say, and what to do with them.

The single number that explains everything: months of supply

Months of supply tells you how long it would take to sell every listing on the market at the current pace. The industry rule of thumb: under 6 months favors sellers, over 6 months favors buyers.

In Broward County as of June 2026:

• Single-family homes: 4.3 months of supply — a seller's market
• Existing condominiums: 10.1 months of supply — firmly a buyer's market

That is not a small gap. Condo inventory is more than double what houses are carrying. Same county, same weather, same schools, same insurance environment — two completely different negotiating positions.

The price data follows the supply data exactly. Broward single-family median sale price rose 2.39% year over year in June 2026, from $629,950 to $645,000. Broward condo median fell 1.83%, from $269,950 to $265,000.

Meanwhile transaction volume is up on both sides: single-family sales rose 26% year over year and condo sales rose 15.5%, the fourth consecutive month of year-over-year gains in total sales. Read that carefully — condos are selling. They're just selling on the buyer's terms.

Why houses and condos split apart

The house side is simple supply mechanics. Broward is essentially built out. There is no meaningful new single-family construction west of I-95 to absorb demand, and a large share of existing owners are sitting on mortgages in the 3% range with no reason to list. Low supply plus returning buyers equals firm prices.

The condo side is carrying baggage that houses aren't:

Reserve funding and milestone inspections. Buildings 30 years and older on the coast have been absorbing structural reserve requirements and inspection-driven work for several cycles now. That shows up as higher monthly dues and special assessments, which buyers price in.

Financing friction. Fannie Mae's Lender Letter LL-2026-03 caps the per-unit master-policy deductible at $50,000 for Florida condos on loan applications dated on or after July 1, 2026. Buildings that exceed it can lose warrantability — and a non-warrantable building means buyers are pushed to portfolio or DSCR loans with bigger down payments and higher rates. Fewer eligible buyers, longer marketing time. (I broke this down in detail in my post on warrantable condo financing and the deductible cap.)

Carrying costs. A buyer comparing a $265,000 condo with $900 monthly dues against a house does the math on total monthly outlay, not sticker price.

⚠️ Warning: If you own in a building that recently lost warrantable status, your buyer pool shrank overnight — and no price cut fixes that by itself. Get your association's insurance declarations page and reserve study in hand before you list. I'd rather solve that in week one than watch a deal die in underwriting in week seven.

The Hollywood picture specifically

Hollywood is where this split is most visible, because our inventory is heavily weighted toward condos and older beachside buildings.

Hollywood is currently classified as a buyer's market. Homes here are averaging around 116 days on market with roughly 8.5 months of supply, and properties sold about 3.94% below asking on average in May 2026 — a 96% sale-to-list ratio. Median sale price data for Hollywood has been running in the high $400,000s, with Zillow's average home value at $444,344, down 4.1% over the past year.

Compare that to the county single-family figure of $645,000 and rising, and you can see the composition effect at work: Hollywood's blended numbers get dragged by condo softness even while well-located single-family homes in Hollywood Hills, Emerald Hills, and Hollywood Lakes continue to move.

The practical takeaway for Hollywood owners: your ZIP code average is not your price. Two properties a block apart can be in opposite markets. If you want to see what's actually moving in your specific pocket, browse current listings or look at the Hollywood neighborhood breakdown.

If you're selling a house in Broward this year

You have leverage — but leverage is not the same as permission to overprice.

1. Price to the last 60 days, not last spring. Buyers today are rate-aware and comp-literate. They have Zillow open on their phone during the showing.

2. Understand the 116-day reality. Even in the stronger half of this market, days on market are long by 2021 standards. Plan your timeline and your carrying costs accordingly.

3. Expect a concession conversation. More sellers are offering credits toward rate buydowns rather than cutting price. A 2-1 buydown credit often costs you less than a $25,000 price reduction and closes the deal faster.

4. Fix the insurance question before it's asked. Roof age, permit history, and a current four-point inspection remove the single biggest cause of last-minute renegotiation in South Florida.

✅ Pro tip: In a market averaging 96% of list, a home priced 3–5% above true market value doesn't sell for 3–5% more — it accumulates days on market and then sells for less than it would have at the correct price from day one. Stale listings get lowball offers. That's the whole game.

If you're selling a condo in Broward this year

Ten months of supply means you are competing, not listing. What separates the units that sell from the units that sit:

• Documentation. Reserve study, budget, insurance declarations, milestone inspection status, any pending assessments. Buyers who can't get answers assume the worst and move on.
• Assessment clarity. If there's a special assessment in progress, decide up front whether you're paying it off at closing or crediting the buyer — and say so in the listing. Ambiguity kills condo deals.
• Realistic pricing against the actual comps. Not the unit that closed in 2023. The three that closed in your building this quarter.
• Condition. With ten months of inventory, buyers can afford to be picky. Updated kitchens and impact windows are selling. Original 1980s units are negotiating.

If you're buying

This is the most buyer-friendly condo market South Florida has seen in years, and I don't say that lightly. Ten months of supply, softening prices, and motivated sellers is a genuine window — if you do the diligence.

The buildings to look hard at are the ones that already completed their milestone inspection and funded reserves. That work is done, it's priced into the sale, and you're not the one writing the assessment check. The buildings to approach carefully are the ones that haven't started.

On the house side, don't wait for a crash that the supply data doesn't support. At 4.3 months of supply and 26% more transactions year over year, single-family Broward is not softening. Run your real numbers on the mortgage calculator and buy on payment, not on headline price.

Where this goes next

Two things I'm watching into the fall: whether condo supply peaks as the July 1 financing rules get fully absorbed by lenders, and whether the Citizens rate decrease effective this month — averaging about 8.8% on multiperil policies and 5.5% on wind-only — starts pulling carrying costs down enough to bring hesitant buyers back.

Neither is a reason to time the market. But both are reasons to make sure you know which of Broward's two markets your property actually lives in before you set a price.

If you want a straight answer on where your specific property sits — not a ZIP code average — call Adi directly at 305-409-1305 or request a home valuation. I'll pull the comps for your building or your street and tell you honestly what it will take to sell.

This article is for general information only. For legal, tax, or insurance decisions, consult a licensed professional in that field.