Broward Condo Prices Just Fell. Houses Didn't.

The numbers came out this month, and they tell two different stories about the same county.

According to July 2026 data from MIAMI REALTORS and RWorld, the median price of a condo sold in Broward County fell to $255,000, down 3.77% from a year earlier. In that same month, the median single family home sold for $650,000, up 4.84% from last year. Same county. Same thirty days. Prices moving in opposite directions.

I have been licensed in this market for more than two decades now, through four full cycles, and I can tell you this split is not a blip. It is the market sorting itself out in real time.

Start with supply. Condo inventory in Broward sits at roughly ten months, which is a buyer's market by any measure. Single family inventory is at 4.3 months, still a seller's market. That gap alone explains a lot of the price movement. When there is ten months of product sitting on the shelf, sellers compete on price whether they want to or not.

Then there is financing. Fannie Mae and Freddie Mac eliminated the limited and streamlined condo review options on August 3, which pushes more buildings into full review, a slower and stricter process. FHA is worse. Across Miami-Dade, Broward and Palm Beach, only 21 of 2,397 condo buildings carry FHA approval, less than one percent of the total. A shrinking pool of buyers can actually get a loan on a given building, and that shrinks demand before a single showing happens.

Insurance is the third piece. Milestone inspections, mandatory structural reserves, and post-storm premium increases have added real, recurring cost to condo ownership over the last two years. Some of that cost shows up as a special assessment, some as higher monthly dues, and buyers price all of it into their offers whether the seller likes it or not.

Single family homes are not carrying the same weight. Fewer of the reserve and inspection rules apply, financing is more available, and days on market for houses actually got faster this year, down to 74 days from 81. Condos moved the other way, up to 122 days from 108.

There is one more number worth sitting with. Cash buys nearly half of all condo sales in Broward right now, 49.9%, compared to just under 21% for houses. Investors and all-cash buyers are still showing up for condos. What has thinned out is the financed buyer, the one who needs a mortgage on a building that may not qualify for one.

None of this means condos are a bad investment or that now is the wrong time to buy one. It means pricing has to be honest. A condo priced like it is 2023 will sit. A condo priced for where the market actually is right now will move, and in a ten month supply environment, a well priced unit stands out fast. On the buyer side, this is the most negotiating room condo shoppers in Broward have had in years, and sellers who understand that are the ones getting deals done instead of watching their listing go stale.

If you own a condo and are trying to figure out whether this is a moment to sell, hold, or reposition, or you are a buyer wondering whether a condo makes more sense than stretching for a house right now, that is exactly the kind of conversation worth having before you list or make an offer.

Roger Averbuj, Broker | Prestige Heritage Realty | (954) 663-8461

Source: Broward County Total Home Sales Increase for Fifth Consecutive Month, MIAMI REALTORS + RWorld, August 17, 2026