If you own a home in Florida and have been watching the headlines, the question is fair: is it a good time to sell, or should you wait for spring, for lower rates, or for prices to firm up? The honest answer in November 2026 is that it depends far more on your county, your price point and your own timeline than on any statewide mood. This guide lays out the numbers that matter for a seller right now, from Florida Realtors’ September report, Zillow’s September county values, Freddie Mac’s weekly rate survey and our own Florida MLS records, and then shows how to turn them into a decision for your house.
The short version: sellers have more going for them than the “buyer’s market” label suggests. Statewide supply fell to 4.4 months in September, homes went under contract faster than a year ago, and very few listings are distressed. What has changed is that buyers have choices and a 7.24% mortgage rate, so a correctly priced, well-prepared home sells and an optimistic list price sits. If you want a number for your own home before you decide anything, ask a Momentum agent for a hand-prepared home value review.
What sellers have going for them right now
Florida Realtors’ statewide single-family report for September 2026 (released October 16, 2026) is the most recent full month, and several of its numbers moved in a seller’s favor compared with September 2025:
| Florida single-family, September | 2025 | 2026 | Change |
|---|---|---|---|
| Months’ supply of inventory | 5.1 | 4.4 | −13.7% |
| Active listings | 106,199 | 95,799 | −9.8% |
| Median time to contract | 53 days | 47 days | −11.3% |
| Median % of original list price received | 94.7% | 95.7% | +1.1% |
| Median sale price | $410,000 | $415,000 | +1.2% |
| Closed sales | 21,271 | 20,537 | −3.5% |
| New listings | 26,839 | 27,489 | +2.4% |
Read together, those lines describe a market that tightened a little over the past year. There were about 10,400 fewer single-family homes for sale than a year earlier, the typical home went under contract six days sooner, and the typical seller kept a full point more of the original asking price. Condos and townhouses are a different story: Florida Realtors put condo supply at 7.7 months in September, so condo owners face noticeably more competition than house owners.
The other quiet positive is distress. In our November 1, 2026 Florida Distress Index, only 0.8% of active Florida MLS listings (2,346 of 292,656) carried a short-sale, foreclosure, REO, auction or pre-foreclosure signal. Forced sales are what drag comparable sales down in a real downturn, and Florida is not seeing a wave of them. You can see the county breakdown on the Florida Distress Index.
What is working against sellers
The headwinds are real, and pricing has to account for them.
- Mortgage rates. Freddie Mac’s Primary Mortgage Market Survey put the 30-year fixed average at 7.24% on October 29, 2026. Every buyer touring your home is doing payment math at that rate, which caps what they can pay for a given monthly budget.
- Flat to slightly lower values. Zillow’s typical Florida home value was $390,450 in September 2026, down 0.5% from a year earlier, and 38 of 67 counties were lower than a year ago, according to our Florida housing tracker built on Zillow Research data. Prices are not falling fast, but appreciation is not doing the selling for you either.
- Price cuts are common. About 24.1% of Florida listings showed a price cut in Zillow’s September data. In Hillsborough, Pasco and Seminole counties the share was about one in three.
- Fewer closings. Single-family closed sales were down 3.5% year over year in September, and pending inventory was down 7.6%, so there are fewer buyers in the pipeline even as listings thin out.
The practical result is a market that rewards preparation and accurate pricing and punishes testing the market. Florida Realtors President Chuck Bonfiglio put it this way in the September release: “Today’s market rewards preparation and realistic expectations.”
Your county matters more than the statewide number
Florida is not one housing market. The table below shows 14 large counties from our October 2026 release, using Zillow data through September 2026. The Buyer Power Index is our 0 to 100 composite of price-cut share, days on market, inventory change, distance from peak and one-year value change; a lower number means conditions have historically given sellers more leverage, a higher number means buyers have more room to negotiate. It describes conditions; it does not predict them.
| County | Typical value, Sept. 2026 | 1-year change | vs. peak | Listings with a price cut | Days on market | Buyer Power Index |
|---|---|---|---|---|---|---|
| Miami-Dade | $523,000 | +0.6% | −2.8% | 16% | 87 | 31 |
| Broward | $422,000 | −1.6% | −7.0% | 20% | 86 | 49 |
| Palm Beach | $476,000 | +2.3% | −5.2% | 21% | 79 | 27 |
| Hillsborough | $376,000 | −0.9% | −7.4% | 33% | 71 | 58 |
| Orange | $401,000 | −0.8% | −6.0% | 29% | 73 | 55 |
| Duval | $294,000 | −0.3% | −6.1% | 29% | 61 | 43 |
| Pinellas | $369,000 | +0.2% | −10.6% | 29% | 84 | 58 |
| Lee | $334,000 | −3.5% | −17.8% | 20% | 91 | 59 |
| Polk | $296,000 | −2.2% | −7.5% | 27% | 80 | 65 |
| Brevard | $342,000 | −0.5% | −6.2% | 29% | 68 | 45 |
| Sarasota | $399,000 | −1.7% | −16.2% | 22% | 93 | 60 |
| Collier | $552,000 | −1.4% | −11.6% | 16% | 101 | 53 |
| Leon | $291,000 | +1.5% | −1.9% | 28% | 59 | 41 |
| Escambia | $280,000 | +1.4% | −2.4% | 28% | 72 | 35 |
Source: Momentum Realty analysis of Zillow Research data through September 2026 (release of October 19, 2026). Typical values rounded to the nearest $1,000. Days on market is Zillow’s county measure.
A few patterns stand out. Southwest Florida (Lee, Sarasota and Collier) shows the widest gap from peak and the longest days on market, so sellers there are competing on price and condition. Palm Beach and Miami-Dade still post low Buyer Power scores and low price-cut shares even though inventory there is down sharply from a year ago. Northeast and Northwest Florida counties such as Duval, Leon and Escambia sit closer to their peaks with shorter market times. For a full county view, see our county scorecards and the Florida Housing Intelligence hub.
Why so many Florida listings did not sell in 2026
The most useful data for a seller is not the homes that sold; it is the ones that did not. We looked at Florida MLS listings that expired or were withdrawn in 2026 (through August 27; canceled-and-relisted records are excluded because most of those come right back on the market). In the counties with enough records to be meaningful, the pattern is consistent:
| County | Expired or withdrawn listings | Median final asking price | Median time listed | Never cut the price | Median cut, if cut |
|---|---|---|---|---|---|
| Miami-Dade | 1,274 | $562,500 | 172 days | 56% | 6.0% |
| Broward | 1,191 | $349,999 | 171 days | 43% | 6.3% |
| Palm Beach | 941 | $398,900 | 156 days | 40% | 6.5% |
| Lee | 1,724 | $384,945 | 153 days | 41% | 6.2% |
| Pinellas | 328 | $412,500 | 175 days | 45% | 7.0% |
| Sarasota | 289 | $525,000 | 179 days | 47% | 7.4% |
| Polk | 238 | $318,950 | 181 days | 61% | 5.6% |
| Hillsborough | 230 | $427,000 | 177 days | 52% | 5.5% |
| Orange | 227 | $420,000 | 172 days | 49% | 5.6% |
| Manatee | 204 | $499,000 | 178 days | 47% | 7.8% |
Source: Momentum Realty analysis of Florida MLS event records, 2026 expired and withdrawn listings through August 27, 2026. Counties with at least 200 records shown. Deemed reliable but not guaranteed.
Those homes typically sat five to six months before the listing ended, and in most counties 40% to 60% of them never recorded a single price reduction. Among those that did cut, the median cut was only about 6% to 7%. In other words, many of the listings that failed in 2026 were priced for the market sellers hoped for and never adjusted to the one they had. That is good news for an owner deciding now, because it is the part of the outcome you control. A home priced to the current comparable sales on day one usually does better than one that chases the market down in small steps. Our guide to seller concessions in 2026 covers the other lever: a rate buydown or closing-cost credit can sometimes do more for a buyer’s payment than a price cut of the same size.
Is November a bad month to list in Florida?
Not necessarily, but timing does change the numbers. Our sell-timing study averages Florida MLS closings by month from 2015 through 2025, region by region. It measures what share of the year’s sales close in each month and how each month’s median price compares with that year’s median (set to 100).
| Region | November price index | January price index | Highest month |
|---|---|---|---|
| Northeast Florida | 100.0 | 90.6 | July (103.3) |
| Tampa Bay | 101.9 | 90.6 | May (107.6) |
| Greater Orlando | 100.0 | 91.5 | August (104.9) |
| Southwest Florida | 100.4 | 99.3 | April (104.0) |
| Sarasota & Manatee | 100.3 | 96.9 | May (108.3) |
| Southeast Florida | 100.5 | 92.6 | June (103.2) |
| the Space Coast | 101.6 | 91.6 | August (102.3) |
| Volusia County & Daytona | 101.7 | 92.4 | October (102.9) |
| the Panhandle | 101.1 | 92.6 | June (102.2) |
Two things follow. First, late fall itself is not weak: November closings price at or slightly above the annual median in every region we track, and December is one of the busiest closing months of the year in Tampa Bay, Greater Orlando and Sarasota-Manatee. Second, January closings, which are mostly contracts signed in November and December, price lower in most regions, about 8% to 9% below the annual median in Northeast Florida, Tampa Bay, Greater Orlando and the Space Coast. Part of that gap is mix (smaller and lower-priced homes make up more of the winter sales), so it is not a promise that the same house is worth 8% less in January. Southwest Florida is the exception, where the winter market holds up and the price index stays near 99 because seasonal buyers arrive.
So the timing question really comes down to this: if your home can be on the market and in good shape in the first half of November, you are listing into a normal market with fewer competing listings. If it will not be ready until mid-December, many sellers in Northeast and Central Florida do better preparing now and listing in late January or February, ahead of the spring peak. Our best time to sell in Florida page breaks the same data down by region and county.
The cost of waiting until spring
Waiting is not free, and it is easy to underestimate. A useful way to frame it is to add up what the home costs you each month you still own it: mortgage interest, property taxes, insurance, HOA or CDD fees, utilities and upkeep. For a Florida home with a $400,000 value, those costs often run $2,000 to $3,500 a month depending on the mortgage, so a five-month wait from November to April costs roughly $10,000 to $17,500 before any price change. On a $400,000 home, a spring price that is 3% higher is worth about $12,000. That is roughly a wash, which is why the right answer usually depends on readiness and your next move rather than on the calendar.
Two Florida-specific timing items are worth checking before you set a date:
- Your 2026 property tax bill. Bills went out around November 1, and taxes are prorated between buyer and seller at closing. Paying in November takes 4% off; our November discount guide shows how that interacts with a sale.
- Homestead portability. If you are selling a homestead and buying another Florida home, the Save Our Homes benefit you have built up can usually move with you if you establish the new homestead within three years of January 1 of the year you left the old one. Run the numbers in the portability calculator before you decide where and when to buy. Separately, a statewide property tax amendment is on the November 3 ballot; our amendment tracker follows what it would change.
When selling now makes sense, and when waiting does
Selling now tends to make sense when: you have already bought or committed to your next home; your carrying costs are high relative to any likely price gain; your home is in a county with low Buyer Power and short market times; your home is a single-family house in good condition at a price near the local median, where buyer demand is deepest; or you have a large equity cushion and want to lock it in while supply is tight.
Waiting can make sense when: the home needs repairs that buyers will discount heavily; it is a condo in a building facing the 2027 reserve changes or a pending special assessment (see our condo reserve rule explainer); you are close to the two-year mark for the capital gains exclusion; or you bought in 2022 to 2024 and are near your purchase price, in which case our county guide to selling below what you paid is worth a read first.
Whatever you decide, run three numbers before you list. First, what the home is likely to sell for, based on recent comparable sales rather than a list-price wish. Second, what you will walk away with after the payoff, Florida doc stamps (70 cents per $100 of the price; 60 cents in Miami-Dade for single-family homes), title charges and commissions, which are always negotiable; our seller net sheet calculator does this by county. Third, whether any of your gain is taxable; the home sale capital gains calculator now handles partial exclusions and the 2026 brackets.
What buyers are looking for this fall
Because buyers have more choice than they did three years ago, the homes that sell are the ones that remove reasons to say no. In practice that means a recent wind mitigation inspection and four-point inspection ready for insurers, a roof age and permit history you can document, a flood zone determination, and clear answers on HOA or CDD fees. Our buyer-side view of the same market, is it a good time to buy a house in Florida, shows what those buyers are weighing.
Your next step
The statewide data says the market is workable for a well-priced home. Whether it is the right time for your home depends on its likely sale price and what you net. Get a hand-prepared home value review from a Momentum agent, or start with the seller net sheet to see what a sale would leave you with today.
Frequently asked questions
Is it a good time to sell a house in Florida right now?
For a well-priced single-family home, conditions are workable. Statewide supply fell to 4.4 months in September 2026 from 5.1 a year earlier, homes went under contract in a median 47 days, and sellers received a median 95.7% of their original list price, according to Florida Realtors. Rates near 7.24% and flat prices mean overpriced homes sit.
Is Florida a buyer’s market or a seller’s market in late 2026?
It is roughly balanced for single-family homes and tilted toward buyers for condos. Florida Realtors reported 4.4 months of single-family supply and 7.7 months of condo supply in September 2026. Conditions vary widely by county, with Southwest Florida giving buyers the most room to negotiate.
Is November a bad month to list a house in Florida?
No. In our study of Florida MLS closings from 2015 to 2025, November closings priced at or slightly above each year’s median in every region. Contracts signed in November and December that close in January tend to price lower in most regions, partly because smaller homes make up more of winter sales.
Should I wait until spring 2027 to sell my Florida home?
Only if the expected spring price gain is larger than what the home costs you each month you keep it. A 3% higher spring price on a $400,000 home is about $12,000, while five months of mortgage interest, taxes, insurance and upkeep can cost $10,000 to $17,500.
Why do so many Florida homes not sell?
In our review of 2026 Florida MLS listings that expired or were withdrawn, the typical home sat about five to six months and, in most large counties, 40% to 60% never recorded a price reduction. Pricing to recent comparable sales from the first day is the most controllable factor.
Do I pay capital gains tax when I sell my Florida home?
Florida has no state income tax. Federally, up to $250,000 of gain ($500,000 married filing jointly) is excluded if the home was your main residence for at least two of the last five years, and a partial exclusion can apply after a work move, health issue or unforeseen circumstance.
Sources: Florida Realtors, “September 2026 Florida single-family summary” and press release (October 16, 2026); Zillow Research home value, inventory and price-cut data through September 2026, via the Momentum Florida Housing Tracker release of October 19, 2026; Freddie Mac Primary Mortgage Market Survey (October 29, 2026); Momentum Florida Distress Index (November 1, 2026); Momentum analysis of Florida MLS expired and withdrawn listings, 2026 through August 27; Momentum sell-timing study of Florida MLS closings, 2015 to 2025 (as of August 27, 2026). MLS-derived figures are aggregate statistics, deemed reliable but not guaranteed. This article is general information, not an appraisal, a valuation of any specific property, or tax, legal or financial advice.