Data Analysis

Florida's single-family median sale price rose 1.2% in August to $415,000 while closed sales fell 1.4% and active inventory dropped 13.0%, to 94,610 listings from 108,762 a year earlier.

Florida Realtors published its August statewide reports on September 16. Months supply fell for both property types, and the condo listing glut that defined the last two years shrank by 11.5%.

Florida's single-family median sale price rose 1.2% in August to $415,000 from $410,000 a year earlier, according to Florida Realtors, while closed sales fell 1.4% to 21,497. Active single-family inventory dropped 13.0% to 94,610 listings from 108,762, cutting months supply to 4.3 from 5.3. On the condo and townhouse side the median price rose 2.8% to $298,000 and closed sales fell 1.8% to 7,291, with inventory down 11.5% to 59,697 from 67,478 and months supply at 7.7, down from 9.3.

Those inventory lines are the story. For two years the Florida narrative was supply coming back, in some metros faster than buyers could absorb it. August points the other way in both property types at once.

What did Florida home prices do in August 2026?

The single-family median reached $415,000, up 1.2% year over year, and Florida Realtors notes it has now risen year over year for six consecutive months. The condo and townhouse median rose 2.8% to $298,000 from $290,000.

Sellers also kept more of what they asked. Single-family sellers received a median 96.0% of the original list price in August, up from 94.8% a year earlier. Homes moved faster too: median time to contract fell to 44 days from 51, a 13.7% improvement.

Both price gains are modest in nominal terms and well short of the pace Florida posted in 2021 and 2022. What they are not is a decline. A market with sales easing while prices grind higher and discounts shrink is behaving differently from one where sellers are cutting to move inventory.

Why did Florida home sales slow in August?

Florida Realtors Chief Economist Dr. Brad O'Connor put it on financing costs. "On the margin, the recent rise in rates has been enough to slow home sales growth," he said. The association notes mortgage rates have stayed between 6% and 7% for much of 2025 and 2026.

Rates have since moved higher. Freddie Mac's weekly survey put the 30-year fixed at 6.95% for the week ending September 17, a fourth consecutive weekly increase and up from 6.76%. Mortgage News Daily's daily index, a different series measured differently, read 7.22% on September 15. Any rate figure needs its source named right now, because the gap between weekly survey and daily tracker is unusually wide.

O'Connor's broader read was steady. "Sales remain relatively stable, inventory continues to tighten, and home prices are holding up well despite mortgage rates that remain challenging for many buyers," he said, adding: "There's not much here that suggests Florida's housing market is suddenly headed in a dramatically different direction."

What happened to Florida housing inventory?

Single-family active listings fell 13.0% to 94,610. Condo and townhouse listings fell 11.5% to 59,697. Months supply, which measures how long it would take to sell the current stock at the current pace, dropped to 4.3 months for single-family from 5.3 and to 7.7 months for condos from 9.3.

The condo figure is the one that cuts against the prevailing story. Florida's condo market has been defined since the state's milestone inspection and reserve-funding requirements began pushing units in older buildings onto the market, and a double-digit drop in listings suggests some of that overhang has cleared, whether through sales, through delistings, or through owners deciding to wait.

Even after the drop, the two property types are in different places. At 7.7 months, condos still carry nearly twice the supply of single-family homes at 4.3. A market is conventionally called balanced somewhere around five to six months. Single-family Florida is now below that. Condos are still above it.

New listings fell 1.3% for single-family and rose 1.1% for condos, so the inventory decline is not mainly about fewer homes coming to market. It is about the standing stock being worked down.

What about pending sales?

New pending single-family sales fell 2.8% to 22,522, ending 12 consecutive months of year-over-year gains. New pending condo and townhouse sales rose 1.2% to 7,897, a 13th consecutive monthly gain.

That divergence is worth watching. Pending sales lead closings by a month or two, so the single-family break is the forward-looking line in this release. One month is not a trend, and a streak ending after a year says as much about the strength of the comparison as about the market turning.

How does this square with other Florida data?

Redfin's August figures, verified separately by this desk, describe a market with far more people trying to sell than to buy. Redfin counted 57.9% more sellers than buyers nationally, with Miami at 138%, the widest gap of any large metro it tracks, and Orlando at 122%.

Those measures are not in conflict with the Florida Realtors data. Redfin estimates people who want to transact. Florida Realtors counts homes actually listed and deals actually closed. A market can hold a large pool of would-be sellers while active listings still fall, if those would-be sellers are not listing at current prices. The 13.0% inventory decline says exactly that is happening.

Conditions diverge sharply inside the state and a statewide median covers a lot of ground. Coverage by market is on the Miami, Orlando, Tampa and Jacksonville hubs, and the running statewide series is on the Florida housing tracker.

What does this mean for buyers and sellers?

For buyers, August delivered no price relief. Medians rose in both property types, sellers conceded less off list, and homes went under contract a week faster than a year ago. With single-family months supply at 4.3, the negotiating room that opened up through 2025 has narrowed in much of the state.

For sellers, pricing to the market matters more than it did a year ago. Sales are easing at current rates, so a listing priced against 2022 comparable sales competes for a smaller pool. The upside is that the competition from other listings has thinned considerably.

Fall data will be more informative than August. Whether the single-family pending-sales dip repeats in September, and what a 6.95% mortgage rate does to contract signings, will say more than one month of medians. Florida Realtors publishes September and third-quarter data on October 16.

Limitations

Every figure in this report was confirmed against two of Florida Realtors' own August files, the statewide summary and the statewide data detail, for single-family and for condo and townhouse separately. Figures that appeared in only one of those files are excluded, including average sale prices. One caution learned in the process: an extraction of the single-family summary returned a median price of $417,500, which the data detail and Florida Realtors' own published article both contradict at $415,000. The lower, twice-confirmed figure is used here.

Statewide medians conceal wide variation between Florida metros and between price tiers. A median is not an average and does not measure the change in value of any individual home. Months supply is a ratio of current listings to a sales pace and shifts when either side moves. Year-over-year comparisons are against August 2025, itself a soft month in much of the state.

The Redfin figures cited come from a different publisher with a different methodology and are not comparable line for line. The Freddie Mac and Mortgage News Daily rates postdate the August reference period and are context, not explanation.

Sources

Florida Realtors, statewide August 2026 single-family summary and data detail reports, and statewide August 2026 condo and townhouse summary and data detail reports, published September 16, 2026, floridarealtors.org.

Florida Realtors, "Florida housing market levels off in August," by Amy Connolly, published September 16, 2026, including quoted commentary from Chief Economist Dr. Brad O'Connor.

Freddie Mac Primary Mortgage Market Survey, week ending September 17, 2026, freddiemac.com/pmms.

Mortgage News Daily 30-year fixed rate index, September 15, 2026.

Redfin August 2026 seller-surplus data, as verified by this desk for its September 11 report on Florida buyer's-market conditions.

Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.