Greater Fort Lauderdale Housing Market: Two Very Different Stories (September 2026)

Greater Fort Lauderdale is telling two very different real estate stories this September. Single-family inventory is shrinking, prices are holding strong, and homes are going under contract faster. Meanwhile, the median sale price for condos and townhomes has dropped nearly 15%, giving buyers some interesting opportunities. Here is what is happening, and what it could mean for you.

Welcome to my monthly market update. There is a lot happening in our South Florida real estate market, so let’s break down the numbers from BeachesMLS for September 2026 in Broward County, and more importantly, what they actually mean for you.

Single-Family Homes: Sellers Still in the Driver’s Seat

This is where sellers are still in the driver’s seat.

The median price rose 2.4% from last September, from $626,500 to $641,500. Prices are still climbing.

Closed sales fell 7.1%, but that does not automatically mean demand is weak. We also have 18% fewer homes available than this time last year, so limited choices are part of the picture.

Here is the proof: active inventory dropped 18.1% compared with last September, leaving just 4,351 single-family homes on the market. And homes are going under contract in a median of 39 days, down from 48 last year. Well-priced homes are moving faster, not slower.

Months of supply sits at 4.2. Anything under six months is a seller’s market. And sellers are getting a median of 95.6% of their original asking price.

September 2026 single-family numbers:

• Closed sales: 974 homes (down 7.1%)
• Median sale price: $641,500 (up 2.4%)
• Median days to contract: 39 (down from 48)
• Active inventory: 4,351 homes (down 18.1%)
• Months of supply: 4.2 (down 22.2%)
• Median percent of original list price received: 95.6%

Condos and Townhomes: Buyers, This Is Your Window

Now condos, a completely different story. Buyers, this is your window.

Closed sales were down 12.5% to 851 units, but here is the headline: the median sale price fell 14.5%, from $275,000 to $235,000. That is a significant shift in the prices we are seeing among completed sales, and it creates some interesting opportunities for buyers.

It is taking a median of 69 days to go under contract, down slightly from 73 last year. There is 10.2 months of supply, which is firmly a buyer’s market, and sellers are getting 92.5% of their original asking price. That tells us pricing expectations are being adjusted, but it does not mean you can automatically negotiate a 7.5% discount on a particular property.

Inventory also declined 12% compared with last year, to 9,582 units. But with 10.2 months of supply, buyers still have considerably more negotiating leverage in this segment of the market.

If you are selling a condo, patience and sharp pricing are everything, although there is a bright spot: condos priced between $500,000 and $600,000 actually saw sales rise 8% year over year.

One important thing for buyers to keep in mind: a lower condo price does not automatically mean it is a better deal. You really have to look at the whole picture, including association fees, special assessments, insurance, and the building’s financial health. Sometimes a condo with a higher purchase price can actually be the better financial decision. That is why doing your homework upfront is so important.

September 2026 condo and townhome numbers:

• Closed sales: 851 units (down 12.5%)
• Median sale price: $235,000 (down 14.5%)
• Median days to contract: 69 (down from 73)
• Active inventory: 9,582 units (down 12.0%)
• Months of supply: 10.2 (down 12.1%)
• Median percent of original list price received: 92.5%

The Bottom Line

Broward County is splitting in two. Houses are tightening: less inventory, higher prices, faster sales. Condos and townhomes are offering buyers more negotiating leverage, with lower median sale prices and a much larger supply relative to demand.

And the backdrop for all of it is affordability. Mortgage rates climbed to 7.46% in mid-October, so strategy matters more than ever right now.

This is not a crash. It is opportunity, if you know which market you are in.

Real estate is local. What is happening across Broward County might look very different from what is happening in your neighborhood or condo building. If you are thinking about buying or selling, or you are just curious about your home’s value, reach out. I am always happy to help you understand your options and make a confident, well-informed decision. My mission is to empower people through the purchase and sale of real property.

And remember, I’m never too busy for your referrals!

Follow me at @GotRealtorJulie for weekly market activity updates, and subscribe to my YouTube channel, Julie Harris Realtor, for more South Florida real estate insights.

Julie Harris, P.A., Realtor®, Broker Associate
Century 21® Hansen Realty
(954) 240-8074
julie@julieharrisgroup.net
Schedule a meeting: calendly.com/julieharrispa