You have probably read that Florida is drowning in unsold homes. It is one of those claims that gets repeated until it stops being checked, and it is close enough to true that nobody argues. But the statewide inventory number everyone quotes is an average of two markets moving in opposite directions, and averaging them describes neither one.
Split them apart and the picture inverts. Single-family supply in Florida has been reported near 4.6 months, with active single-family listings down roughly 13.7 percent year over year as of April 2026. That is a market getting tighter. Condominium supply has been reported in a range of roughly 8.8 to 13.2 months, with prices down about 6.1 percent year over year. That is the glut. It is real, it is serious, and it is almost entirely a condo phenomenon.
Our own data shows the same split, in time rather than price
We can check the shape of this locally with our own records instead of relying on statewide reporting. Looking at every closed residential sale in the realMLS footprint since 2023, the clearest signal is not price. It is how long things take.
In the first quarter of 2023, a Northeast Florida condo closed in a median 36 days and a single-family house took 49. Condos were the faster product. The lines crossed in 2024 and never crossed back. Condo time on market climbed to a peak near 78 days in late 2025 and sits around 48 days in the most recent quarter, against 31 days for houses.
So a condo now takes about 55 percent longer to sell than a house in the same seven counties, and the single-family line barely moved across the whole period. Houses are not slow. Condos got slow.
The cause is carrying cost, not the units
Nothing about the physical condominium changed between 2023 and now. What changed is what it costs to own one.
Florida insurance premiums have been reported at roughly 181 percent above the national average. On top of that, post-Surfside reserve funding and milestone inspection requirements have pushed older associations into special assessments that can run well into five and six figures. Both of those land outside the mortgage payment, which is exactly what makes them so effective at shrinking a buyer pool. A buyer can negotiate a purchase price. They cannot negotiate a structural assessment that has already been voted.
That is also why this will not clear on a rate cut. Mortgage rates matter to the financed portion of the payment, and the Freddie Mac 30-year average sat at 6.67 percent on August 13, 2026, essentially flat against 6.58 percent a year earlier. The condo problem is a balance-sheet problem sitting next to the mortgage, not inside it.
Why the statewide number keeps misleading people
Blended inventory figures fail here for the same reason a blended median price fails: the two halves are not variations on one market, they are different markets with different buyers and different cost structures. A seller with a single-family house in Northeast Florida who reads "Florida has a glut" and prices defensively is reacting to somebody else's problem. A condo seller who reads "the market is tight" and prices to the 2023 comp is doing the reverse.
Regional variation runs the same way. Fort Myers and Naples were reported back near balance in mid-July 2026 at roughly 5.0 months for single-family and 7.0 for condos, while Southwest Florida generally is described as under more pressure from insurance and standing inventory than Central or Northeast Florida. There is no single Florida market to have an opinion about.
How agents can use this data
With a single-family seller who has read the glut headlines: show them the two lines. Their product is closing in a median 31 days locally and statewide single-family listings are down double digits year over year. The pricing conversation should not start from a condo statistic.
With a condo seller: lead with time, not price. A median 48 days locally, against 36 back in 2023, is the honest planning number, and the peak was near 78. If they need to be out by a date, the calendar is the constraint to solve for, and that reframes the pricing discussion without anyone having to argue about value.
With a condo buyer: the diligence that matters is the reserve study, the milestone inspection status and the assessment history, because that is what is actually moving this market. Price is downstream of those documents. Pair this with what we found on seller concessions, since a longer marketing time and a bigger credit at closing tend to travel together.
On social or with press: one line. Florida's housing glut is a condo glut, and in Northeast Florida the proof is that condos went from selling faster than houses in 2023 to taking about 55 percent longer today.
Keep the framing on the buildings, the carrying costs and the market data, never on who lives in them. Cite the source line below if you quote the figures, and never present them as guaranteed.
People also ask
Is there a housing inventory glut in Florida in 2026?
Not in single-family. Statewide single-family supply has been reported near 4.6 months, and active single-family listings were reported down about 13.7 percent year over year in April 2026, which is tightening rather than glutting. Condominium supply is the opposite, reported in a range of roughly 8.8 to 13.2 months. A single statewide inventory figure averages those two opposite markets together and describes neither. Third-party figures are as reported by those sources and are not independently verified by Momentum.
How long do condos take to sell in Northeast Florida?
A median of about 48 days in the third quarter of 2026, against about 31 days for single-family houses, per Momentum Research analysis of realMLS closed sales. That gap reversed recently: in the first quarter of 2023 condos closed in a median 36 days while houses took 49, so condos were the faster of the two. Condo time on market peaked near 78 days in late 2025.
Why are Florida condos harder to sell than houses right now?
Cost of ownership rather than the units themselves. Florida insurance premiums have been reported at roughly 181 percent above the national average, and post-Surfside reserve funding and milestone inspection requirements have produced large special assessments in older buildings. Those carrying costs sit outside the mortgage payment, so they narrow the buyer pool in a way that a price cut alone does not fix. This is general market information, not advice about any specific building or association.
The takeaway
There is no statewide Florida inventory story worth acting on, because the statewide number is two markets pointing in opposite directions. Single-family supply is tightening. Condo supply is not, and the local evidence is in the calendar: Northeast Florida condos closed faster than houses in early 2023 and now take about 55 percent longer, driven by insurance and assessment costs that sit outside the mortgage payment. If you are pricing a home this fall, the first question is which of the two markets you are actually in. The price side of this same split is covered in our piece on houses hitting records while condos fall, and current regional pricing is in the Jacksonville housing market data hub. Deemed reliable but not guaranteed. General information, not investment advice.
Momentum Research. Equal Housing Opportunity.
This article was compiled with the help of automated tools and may contain errors. Information is deemed reliable but not guaranteed. It is for general information only and is not financial, investment, legal, or tax advice. Verify all facts independently before relying on them. IMPORTANT SOURCING NOTE: the days-on-market figures are Momentum Research analysis of realMLS closed residential sales in Baker, Bradford, Clay, Duval, Nassau, Putnam and St. Johns counties, deduplicated by listing and close date, final quarter partial. The statewide Florida supply, pricing, insurance and regional figures are as reported by third-party sources including Florida Realtors, HousingWire and Freddie Mac as of August 2026, and have not been independently verified by Momentum. Mortgage rate is the Freddie Mac Primary Mortgage Market Survey 30-year fixed average for August 13, 2026.