Anyone can publish the numbers. Here they are — computed from every active listing and every closed sale in the tri-county feed, refreshed daily — and here is what we think they mean. The reading is the part that's worth something.
Condo supply sits at 10.3 months against 3.8 for single-family — roughly 2.7× the inventory behind every sale. Median asking $/sqft: $428 single-family, $327 condo.
Condo buyers have room that single-family buyers simply don't. Price either one off a blended tri-county average and you will be wrong in one direction or the other.
The median active listing has been on the market 69 days; 41.5% of active listings are asking below their original price, and sales closed in the last 90 days settled at a median 96.6% of the final asking price.
A cut is a signal, not a verdict. Many reduced listings started so far ahead of the market that the cut changes nothing; the ones that were priced fairly and still cut are where the negotiation lives.
Single-family in Coral Springs clears in 2.1 months. In Miami Beach it takes 8.1. Both get reported as "South Florida."
The regional headline describes nobody's transaction. We work the city and the street, because that is the level the money actually moves at.
Single-family homes. Months of supply — how long the current inventory would take to clear. Under three, the seller sets the terms. Over six, you do. Condos are a different market and sit in their own table below.
Single-family and condos are in different markets. Score and price each on its own terms, not the blended tri-county average.
Months of supply < 3.0. Inventory thin. Pricing power favors sellers — list right, move fast.
3.0–6.0 months of supply. Neither side dominates. Score-driven pricing matters most.
6.0+ months of supply. Buyer leverage is real. STRETCH offers and capitulation signals worth watching.
Active listings and asking medians from the live feed; months of supply is active inventory divided by the trailing twelve months of closed sales, computed within each class. Single-family and condo are never blended. City-and-class combinations with fewer than 60 active listings or 40 closings a year are left out — the ratio is noise below that.
| City | County | Med $/sqft | Med DOM | Supply | Active | Market |
|---|---|---|---|---|---|---|
| Boca Raton | Palm Beach | $589 | 58 | 2.4mo | 432 | Seller's |
| Delray Beach | Palm Beach | $565 | 56 | 3.1mo | 308 | Balanced |
| Boynton Beach | Palm Beach | $306 | 45 | 2.2mo | 341 | Seller's |
| Wellington | Palm Beach | $373 | 72 | 3.9mo | 218 | Balanced |
| Royal Palm Beach | Palm Beach | $292 | 44 | 2.5mo | 79 | Seller's |
| Loxahatchee | Palm Beach | $342 | 42 | 3.7mo | 95 | Balanced |
| Palm Beach Gardens | Palm Beach | $498 | 67 | 2.8mo | 272 | Seller's |
| Jupiter | Palm Beach | $573 | 76 | 2.1mo | 182 | Seller's |
| West Palm Beach | Palm Beach | $385 | 57 | 3.4mo | 432 | Balanced |
| Lake Worth Beach | Palm Beach | $404 | 52 | 2.6mo | 64 | Seller's |
| Fort Lauderdale | Broward | $580 | 62 | 5.1mo | 729 | Balanced |
| Pompano Beach | Broward | $442 | 56 | 4.4mo | 234 | Balanced |
| Hollywood | Broward | $448 | 50 | 4.8mo | 429 | Balanced |
| Parkland | Broward | $391 | 47 | 3.0mo | 134 | Balanced |
| Coral Springs | Broward | $329 | 42 | 2.1mo | 162 | Seller's |
| Weston | Broward | $441 | 58 | 4.1mo | 187 | Balanced |
| Plantation | Broward | $379 | 40 | 3.3mo | 172 | Balanced |
| Davie | Broward | $436 | 47 | 3.5mo | 162 | Balanced |
| Deerfield Beach | Broward | $369 | 46 | 2.7mo | 93 | Seller's |
| Pembroke Pines | Broward | $356 | 33 | 3.2mo | 239 | Balanced |
| Miami | Miami-Dade | $468 | 45 | 4.7mo | 2,036 | Balanced |
| Miami Beach | Miami-Dade | $1664 | 97 | 8.1mo | 151 | Buyer's |
| Coral Gables | Miami-Dade | $1160 | 75 | 4.4mo | 139 | Balanced |
| Doral | Miami-Dade | $449 | 48 | 5.7mo | 113 | Balanced |
| Pinecrest | Miami-Dade | $995 | 88 | 6.3mo | 109 | Buyer's |
| City | County | Med $/sqft | Med DOM | Supply | Active | Market |
|---|---|---|---|---|---|---|
| Boca Raton | Palm Beach | $267 | 68 | 5.2mo | 697 | Balanced |
| Delray Beach | Palm Beach | $185 | 66 | 5.4mo | 623 | Balanced |
| Boynton Beach | Palm Beach | $187 | 81 | 6.4mo | 408 | Buyer's |
| Palm Beach Gardens | Palm Beach | $302 | 89 | 4.1mo | 89 | Balanced |
| Jupiter | Palm Beach | $470 | 60 | 4.0mo | 142 | Balanced |
| Palm Beach | Palm Beach | $870 | 120 | 5.1mo | 114 | Balanced |
| West Palm Beach | Palm Beach | $198 | 72 | 7.1mo | 687 | Buyer's |
| North Palm Beach | Palm Beach | $343 | 76 | 9.2mo | 154 | Buyer's |
| Fort Lauderdale | Broward | $435 | 94 | 9.8mo | 1,222 | Buyer's |
| Pompano Beach | Broward | $257 | 84 | 8.1mo | 686 | Buyer's |
| Hollywood | Broward | $354 | 98 | 14.0mo | 921 | Buyer's |
| Coral Springs | Broward | $215 | 84 | 10.1mo | 246 | Buyer's |
| Weston | Broward | $272 | 49 | 9.4mo | 89 | Buyer's |
| Plantation | Broward | $210 | 60 | 8.4mo | 179 | Buyer's |
| Davie | Broward | $214 | 50 | 7.3mo | 148 | Buyer's |
| Deerfield Beach | Broward | $180 | 94 | 7.3mo | 420 | Buyer's |
| Pembroke Pines | Broward | $184 | 74 | 9.9mo | 465 | Buyer's |
| Hallandale Beach | Broward | $287 | 93 | 17.8mo | 923 | Buyer's |
| Miami | Miami-Dade | $576 | 82 | 14.2mo | 4,469 | Buyer's |
| Miami Beach | Miami-Dade | $656 | 88 | 12.0mo | 1,582 | Buyer's |
| Coral Gables | Miami-Dade | $591 | 42 | 6.7mo | 120 | Buyer's |
| Aventura | Miami-Dade | $371 | 91 | 16.8mo | 1,050 | Buyer's |
| Sunny Isles Beach | Miami-Dade | $582 | 102 | 18.3mo | 983 | Buyer's |
| Doral | Miami-Dade | $352 | 73 | 9.0mo | 240 | Buyer's |
| Key Biscayne | Miami-Dade | $1046 | 78 | 7.2mo | 98 | Buyer's |
Three data sets nobody else in South Florida publishes. Each one is recomputed from every active listing, on its own schedule, and cites its own method.
DealRadar™How many listings in each South Florida market carry an opportunity verdict this week, how many have cut price, and the medians. The counts are public; the addresses go to clients.
Open
WaterfrontWhat waterfront actually costs, county by county — median asking $/sqft for single-family waterfront against dry-lot inventory, computed from every active listing.
Open
New constructionDeveloper, architect, delivery window, pricing and status for every South Florida pre-construction project we track — inventory that is sold from sales centers, not the MLS.
OpenWhat waterfront actually costs, county by county — computed from every active single-family listing.
Yours is narrower than that. Tell us the address and we'll send the read on your block — what's moving, what isn't, and what we'd do about it.