Data Analysis

Redfin reported that active listings fell 15.9 percent in Jacksonville, 14.3 percent in Miami and 14.1 percent in West Palm Beach in August 2026, the three largest declines among the metros it analyzed, while national supply reached a six-year high.

Tampa and Orlando moved the other way, adding 2.0 percent and 3.6 percent more active listings than a year earlier. Redfin published the figures on September 9, 2026, in its monthly housing market report.

Redfin reported that active listings in August 2026 fell 15.9 percent in Jacksonville, 14.3 percent in Miami and 14.1 percent in West Palm Beach from a year earlier, the three largest declines among the metros in its monthly housing market report published September 9, 2026. Tampa added 2.0 percent more listings and Orlando added 3.6 percent. Nationally, active listings rose 2.7 percent to 1,534,918, which Redfin described as a six-year high in supply. Florida sat on both ends of the same report.

The national story in August was abundance. Redfin counted 393,178 new listings, up 2.6 percent from July and up 4.3 percent from August 2025. Months of supply held at 3.9, a tenth of a point higher than a year earlier. The median U.S. sale price was $398,596, up 2.2 percent year over year, and 96.4 percent of the typical asking price was paid at closing, a third of a percentage point more than in August 2025. Pending sales came in at 336,973, up 0.1 percent on the month and down 1.3 percent on the year.

Chen Zhao, Redfin's head of economics research, framed the national picture this way in the report: "Even though housing is still expensive, the good news for homebuyers is that most other market forces are tilting in their favor. More listings mean buyers can take their time, compare homes and negotiate instead of feeling pressured to jump on the first decent property they see."

Which Florida metros lost listings in August 2026?

Three of them, and they were the three biggest declines among the metros Redfin analyzed. Jacksonville led at 15.9 percent fewer active listings than August 2025, followed by Miami at 14.3 percent and West Palm Beach at 14.1 percent. For scale, the metros at the other extreme were Seattle at 24.2 percent more listings, Boston at 18.7 percent and San Jose at 17.7 percent.

New listings help explain part of the gap. Jacksonville sellers brought 4.2 percent fewer homes to market than a year earlier and West Palm Beach sellers 1.7 percent fewer, while Orlando sellers brought 5.0 percent more and Miami sellers 2.6 percent more. Miami's inventory still fell sharply despite the added listings, which means homes left the market faster than sellers replaced them.

Prices in the five Florida metros barely moved, with one exception. Redfin put the August median sale price at $556,041 in Miami, up 0.2 percent year over year; $513,192 in West Palm Beach, up 8.6 percent; $401,581 in Orlando, down 0.8 percent; $378,666 in Tampa, up 0.6 percent; and $371,691 in Jacksonville, up 0.2 percent. West Palm Beach was the only one of the five with a price change larger than one percent in either direction.

Are homes taking longer to sell in Tampa and Orlando?

Yes, and by more than anywhere else Redfin tracked. The report states that days on market increased most in Tampa, at 17 days longer than a year earlier, and Orlando, at 10 days longer. Philadelphia, Indianapolis and Las Vegas followed at five days apiece. Those two Florida metros are also the two that added inventory, which is the pattern a market makes when supply arrives faster than buyers absorb it.

Jacksonville ran the opposite way. Redfin reported that the typical Jacksonville home that went under contract in August did so in 68 days, 14 days faster than a year earlier, the biggest decline among the metros analyzed. West Palm Beach was next at 13 days faster, then San Diego at 12 days faster. So one state produced both the sharpest acceleration and the two sharpest slowdowns in that group in a single month.

Why are Miami and West Palm Beach homes selling below asking price?

Redfin reported that 85 percent of homes in West Palm Beach sold below asking price in August, the highest share in the country, followed by Miami at 83 percent and then Austin at 82 percent, San Antonio at 82 percent and Dallas at 79 percent. The underlying table gives 85.4 percent for West Palm Beach and 83.0 percent for Miami. Tampa was at 77.0 percent, Jacksonville at 74.3 percent and Orlando at 72.1 percent.

Redfin attributes the South Florida share to the top of the market. Its report says that luxury home sales are a large driver in West Palm Beach and Miami and that many ultra-expensive homes sell below their asking price while the sale price itself remains high. A below-list sale in Palm Beach and a below-list sale in San Antonio are not the same transaction, and the shared statistic hides that.

How does this compare with the statewide numbers?

Florida Realtors published its own August figures on September 16, 2026, drawn from statewide MLS data rather than Redfin's metro definitions. Statewide single-family closed sales fell about 1.5 percent year over year, the median sale price rose just over one percent to $415,000, and active inventory declined 13 percent. Condo and townhouse closed sales fell just under 2 percent, the median price rose nearly 3 percent to just under $298,000, and inventory fell 11.5 percent. Dr. Brad O'Connor, chief economist at Florida Realtors, said in that release: "Sales remain relatively stable, inventory continues to tighten, and home prices are holding up well despite mortgage rates that remain challenging for many buyers."

The two sources disagree in emphasis, and the reason is geography. Florida Realtors covers the whole state through the MLS. Redfin's metro figures cover five Florida metropolitan areas that appear among the 50 most populous in the country, and its inventory count is its own. Statewide tightening and metro-level tightening in Jacksonville, Miami and West Palm Beach point the same direction. Tampa and Orlando are the places where the two readings pull apart.

What does it mean for buyers and sellers?

A buyer in Tampa or Orlando in September is shopping a market with more choices and more patient sellers than a year ago. A buyer in Jacksonville is shopping a thinner market that is moving faster. A seller in West Palm Beach is listing into a market where the large majority of closings land under the asking price, which argues for pricing to the comparable sales rather than to the aspiration. None of that is a forecast. It is a description of what the August data shows, and mortgage rates, which Freddie Mac put at 6.95 percent for the 30-year average in the week ending September 17, 2026, can change buyer behavior faster than inventory changes.

Market detail for each of these areas sits on the Momentum hubs for Miami, Tampa, Orlando, Jacksonville and West Palm Beach, alongside the statewide Florida housing tracker.

Limitations

Every figure above comes from Redfin's monthly housing market report for August 2026, published September 9, 2026, except where Florida Realtors or Freddie Mac is named. The national figures and the Miami, West Palm Beach and Jacksonville inventory changes were confirmed on a second surface carrying the same release. The Tampa and Orlando active-listing changes, and the five metro median prices, appear in the report's own data table and were read twice on separate days with identical results, but they do not appear in the summary text of the wire version.

Redfin's metro areas are not city limits and are not Florida Realtors' MLS areas, so the two sets of figures are not interchangeable. Fort Lauderdale carries no data in this report, and no figure for it should be inferred from West Palm Beach or Miami. Redfin's list of metros covers the 50 most populous in the country, so a claim such as the largest decline refers to that group and not to every metro in the United States. Redfin publishes no margin of error for these counts. The days-on-market comparisons describe homes that went under contract in August 2026 against those in August 2025.

Sources

• Redfin, "Housing Supply Hits 6-Year High As New Listings Jump, Giving Buyers Bargaining Power," published September 9, 2026: https://www.redfin.com/news/new-listings-surge-august-2026/
• Florida Realtors, "Florida housing market levels off in August," published September 16, 2026: https://www.floridarealtors.org/news-media/news-articles/2026/09/florida-housing-market-levels-august
• Freddie Mac, Primary Mortgage Market Survey, week ending September 17, 2026: https://www.freddiemac.com/pmms

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.