Data Analysis
Broward County sellers pulled 728 listings off the market without a contract from October 12 to 25, 2026, against 794 listings that went under contract.
In the two weeks to October 25, 2026, 728 Broward listings were canceled, expired, withdrawn or put on hold. Condo removals outnumbered condo contracts.
From October 12 through October 25, 2026, our live BeachesMLS feed logged 728 Broward County listings that left the market without a contract: 260 canceled, 189 expired, 164 placed on hold and 115 withdrawn. Over the same two weeks, 794 Broward listings went under contract. Among condos, removals led: 364 condos came off the market without a sale while 303 went under contract. All figures are ours, computed from BeachesMLS records; information is deemed reliable but not guaranteed.
This piece tracks listings leaving the market unsold. Our September articles on the Fort Lauderdale median price, days on market, closed sales and price per square foot cover the completed-month metrics, and the full series sits on the Fort Lauderdale market data hub.
How many Broward listings came off the market unsold?
Removals ran at about 52 a day in the latest window, down from 68.5 a day from September 29 to October 11, when the feed logged 891. Expirations fell the most, to 189 from 339; the earlier window included the September 30 month end. Contracts also slowed, to 56.7 a day from 62.9 a day, but by less. For every 100 contracts, the feed logged about 92 removals in the latest two weeks, against about 109 in the earlier window.
Which property types are being pulled?
Condos make up half of the removals. By property type, the two weeks to October 25 looked like this:
| Property type | Removed unsold | Went under contract | Price cuts |
|---|---|---|---|
| Condo | 364 | 303 | 880 |
| Single-family | 253 | 374 | 801 |
| Townhouse | 75 | 83 | 202 |
| Other | 36 | 34 | 88 |
Source: Momentum Research, computed from BeachesMLS records, Broward County, October 12 to 25, 2026. Deemed reliable but not guaranteed.
The median asking price of condos removed unsold was $234,950, against $199,990 for condos that went under contract. For single-family homes, the median removed listing asked $654,900 and the median home going under contract was listed at $630,000. In both groups, the listings pulled from the market were priced above the ones that found buyers.
Where in Broward are listings being pulled?
The coastal condo cities stand out. By city:
| City | Removed unsold | Went under contract |
|---|---|---|
| Fort Lauderdale | 105 | 103 |
| Hollywood | 88 | 64 |
| Hallandale Beach | 57 | 28 |
| Pompano Beach | 45 | 51 |
| Deerfield Beach | 43 | 61 |
| Pembroke Pines | 40 | 57 |
| Sunrise | 38 | 36 |
| Lauderhill | 28 | 18 |
Source: Momentum Research, computed from BeachesMLS records. Deemed reliable but not guaranteed. Smaller places not shown.
Hallandale Beach logged two removals for every contract, and 43 of its 57 removals were condos. ZIP code 33009 (Hallandale Beach) had 54 removals, the most of any Broward ZIP. Condo removals also ran high in Fort Lauderdale (50) and Hollywood (38). Inland, Pembroke Pines and Deerfield Beach logged more contracts than removals. Prices for each place are on the Fort Lauderdale, Hollywood, Pompano Beach and Pembroke Pines market pages.
Which price ranges have the most removals?
Removals were close to contracts at the low and high ends and lagged in the middle.
| List price band | Removed unsold | Went under contract |
|---|---|---|
| Under $300,000 | 271 | 256 |
| $300,000 to $499,999 | 167 | 215 |
| $500,000 to $749,999 | 148 | 154 |
| $750,000 to $999,999 | 43 | 69 |
| $1 million and above | 99 | 100 |
Source: Momentum Research, computed from BeachesMLS records. Deemed reliable but not guaranteed.
Are Broward sellers cutting prices before they pull listings?
Price cuts remain common. The feed logged 1,971 Broward price cuts in the two weeks to October 25, with a median cut of 3.5 percent, or $14,000; 191 cuts reached 10 percent or more. Condo cuts had a median of 4.2 percent, against 2.9 percent for single-family homes. Only 69 of the 728 removed listings had a price cut logged in our feed since September 29, so most sellers who pulled listings did so without a recent cut. Another 132 listings returned to active status after a contract fell through. County-level cut data is on the Broward County price cuts page.
What does this mean for buyers and sellers?
For condo buyers in the coastal cities, a high removal count means some listings seen in September may no longer be on the market, and some may return later at a new price. For sellers, the data shows listings that found buyers were priced below those that were pulled. Condo association costs are a factor statewide; see Florida condo special assessments, the Florida condo distress tracker and the Broward County condo communities page. Insurance and flood costs are on the Fort Lauderdale home insurance cost and Fort Lauderdale flood zones by neighborhood pages.
Our September BeachesMLS Market Pulse, which covers Broward and neighboring counties, found that 44 percent of listings leaving the market in September ended without a sale. It put Broward's September single-family median sale price at $645,000, up 3.2 percent from a year earlier.
People also ask
Why are so many Broward County listings coming off the market?
Our BeachesMLS feed logged 728 Broward listings canceled, expired, withdrawn or put on hold from October 12 to 25, 2026. Condos made up 364 of them, more than the 303 condos that went under contract. Listings that were pulled had higher median asking prices than those that sold.
Is the Fort Lauderdale condo market slowing?
Condo removals outnumbered condo contracts in Broward from October 12 to 25, 2026, at 364 to 303, and condo price cuts had a median size of 4.2 percent. Hallandale Beach logged 43 condo removals in the period.
How many Broward homes went under contract in October?
Our BeachesMLS feed logged 794 Broward listings going under contract from October 12 to 25, 2026, about 56.7 a day, including 374 single-family homes and 303 condos.
Limitations
Counts come from the change log of our live BeachesMLS feed, which records a change when our refresh sees it. A listing is counted once per category per window. Removals are active listings moving to canceled, expired, withdrawn or hold status; some will relist, sometimes under a new listing number, and hold status is often temporary. Contracts are active listings moving to pending or active under contract. The feed covers Broward listings entered in BeachesMLS, which may not include every Broward listing. New listing counts are not used here because our feed added listings in bulk during the window. The earlier window is 13 days, so comparisons use daily rates. Two weeks is a short period. Figures may be revised as the MLS updates records. This article is general information, not advice about any specific property or transaction.
Sources and links
- Momentum Research, computed from BeachesMLS records, Broward County (listing change log, September 29 to October 25, 2026). All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed.
- Momentum Research, September 2026 BeachesMLS Market Pulse, closings through October 24, 2026.
- Full monthly series and per-feed attribution: Fort Lauderdale market data
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.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
Equal Housing Opportunity. Editorial standards · Corrections · About