Fort Lauderdale Right Now: Is the Market Quietly Pivoting—or Just Catching Its Breath?

Are you feeling the market starting to shift—or is it just seasonal noise? In Fort Lauderdale, the story depends on whether you’re watching single-family homes or condos. Over the last seven days, real-time indicators show single-family inventory slipping and momentum edging into a slight seller’s advantage, while condos are hovering in a slight buyer’s advantage with long days-on-market and steady pricing. Let’s unpack what that means for your next move.

Quick Take: What’s Moving—and What Isn’t

• Single-family homes (SFH): Median list price $833,935; Market Action Index (MAI) 31 = slight seller’s advantage. Inventory 1,254, trending lower. Median days on market 105 (average 165). 37% of listings cut price last week.
• Condos/townhomes: Median list price $426,000; MAI 28 = slight buyer’s advantage. Inventory 1,914, also down week-over-week. Median days on market 140 (average 186). 32% reduced last week.
• Mortgage rates: The average 30-year fixed eased to 6.26% as of September 18, 2025.
• Insurance & carrying costs: Florida’s property-insurance market is slowly stabilizing.
• Condo law headwinds: SB 4-D/SB 154 requirements continue to shape underwriting.

Single-Family: Tightening Supply + Mild Seller’s Edge

What the numbers say: MAI 31 signals demand is modestly outpacing supply. Inventory near 1,254 matters because even flat demand can push the MAI up when supply thins. Median list price is $833,935, with median DOM at 105 and average DOM at 165. A notable 37% of sellers trimmed list price recently, while only 2% raised and 11% relisted.

How to read it: Sellers still have leverage, but the high share of price reductions shows buyers are value-shopping hard. If you’re sitting at or above the market, a right-sized list strategy and pre-market conditioning (repairs, pre-inspection, insurance docs) can capture activity early. Buyers have room to negotiate, especially on recent reducers or relisted homes. Pair the rate dip with seller credits for insurance, closing costs, or rate buydowns to improve your monthly.

By price quartile (SFH):
• Top quartile: ~$3.8M (approx. 4,110 sq ft, 5 bed/4.5 bath)
• Second quartile: ~$1.19M (approx. 2,098 sq ft, 4/3)
• Third quartile: ~$625K (approx. 1,521 sq ft, 3/2)
• Entry quartile: ~$409K (approx. 1,203 sq ft, 3/2)

[[INSERT IMAGE: SFH Image 2 — Single-Family “Average DOM by Price Segment” Chart]]
[[INSERT IMAGE: SFH Image 3 — Single-Family “Market Segments” Table (Median Price, Sq Ft, Beds/Baths, Age, DOM)]]

Condos: Longer Marketing Times + Buyer Skew

What the numbers say: MAI 28 = slight buyer’s advantage. Median list price $426,000; inventory 1,914; median DOM 140 and average DOM 186. 32% of listings cut price last week, 1% increased, 7% relisted.

Why the drag? Beyond interest rates, association financials, milestone inspection status, and insurance costs shape buyer calculus. Lenders are scrutinizing reserves and inspection/repair exposure more intensely. Those factors lengthen due diligence and narrow buyer pools, especially for older buildings still in progress.

[[INSERT IMAGE: Condo 2.png — Condos “Average DOM by Price Segment” Chart]]

By price quartile (condos):
• Top quartile: ~$1.45M (approx. 2,143 sq ft, newer median age 18)
• Upper-mid: ~$559,500 (approx. 1,290 sq ft, median age 45)
• Lower-mid: ~$325,000 (approx. 1,055 sq ft, median age 49)
• Entry: ~$179,000 (approx. 876 sq ft, median age 46)

[[INSERT IMAGE: Condo 3.png — Condos “Market Segments” Table (Median Price, Sq Ft, Beds/Baths, Age, DOM)]]

Rate Relief: A Small Tailwind for Fall Buyers

Rates aren’t back to pandemic lows, but the step-down to 6.26% is enough to unlock refinance savings and entice some move-up owners to list. On SFH, thinning supply and steady demand should keep pricing firm. On condos, clean financials and documented compliance are the fast lane to absorption.

Insurance & Risk Budget: The Wild Card That’s Calming (A Bit)

Citizens depopulation and private carriers returning are good signs for affordability, but costs still vary widely based on roof age, wind mitigation, elevation/flood, and building updates. Budgeting insurance early remains non-negotiable.

Condo Compliance: Milestone, Reserves, and Buyer Confidence

SB 4-D and SB 154 require milestone inspections and fully funded reserves for critical components. For buyers, that’s more protection. For sellers, it can mean higher dues or assessments. Buildings that document compliance up front consistently see smoother underwriting and fewer contract fall-throughs.

What It Means for You (Right Now)

If you’re selling a single-family home: Lean into the seller’s edge, but earn it. With 37% of SFH listings reducing last week, the market rewards prep and sharp pricing. Time your launch with buyer activity cycles and highlight insurance/wind-mit savings.

If you’re buying a single-family home: Leverage long DOM to negotiate seller credits or rate buydowns. Target older listings or fresh reducers. Always price insurance early.

If you’re selling a condo: Your documentation is your marketing. Publish your milestone inspection, reserve funding, and insurance details. Price precisely—buyers are scrutinizing HOA dues and pending assessments.

If you’re buying a condo: Look for “green-flag” buildings—completed milestones, healthy reserves, recent upgrades. Long DOM gives you leverage, but pair it with creative financing like buydowns or seller-paid HOA credits.

Investor angle: Rents remain high (around $2,700/month average), but growth is flattening. Single-family offers tighter supply support; condos require sharper underwriting at the building level.

Bottom Line

• Single-family: Slight seller’s advantage, thinning inventory, and rate relief point to steady pricing for well-prepped homes.
• Condos: Slight buyer’s advantage persists due to long DOM and building-level diligence, but documented, updated units can still move quickly.
• Next 60–90 days: Expect incremental demand if rates stabilize or fall further. Insurance is calmer than last year, but line-item budgeting is still mission-critical.

About Scott Morreau

Scott Morreau, PA is a top-rated Realtor® and Broker Associate with Real Broker, LLC, specializing in residential real estate in Fort Lauderdale, Wilton Manors, Oakland Park, Pompano Beach, Dania Beach, and Broward County. Licensed since 2001 and active in South Florida since 2006, Scott has closed over $52 million in Florida real estate, including $7.1 million in the past year alone.

Ranked among the top 500 agents in the region with 70+ five-star reviews, Scott is a trusted resource for luxury and waterfront homes, investment deals (including 1031 exchanges), relocation, and LGBTQ+ clients. He is known for concierge-level preparation, expert market insight, and a client-first approach he calls A Better Real Estate Experience.

📲 Call or text Scott at (954) 562-5111 or visit Scott Morreau PA - Top Realtor Wilton Manors & Fort Lauderdale Real Estate

This article was drafted with the assistance of AI technology and may contain errors or omissions. For the most accurate and personalized guidance, please contact me directly.