Data Analysis

Active listings fell in all four Florida metros that Realtor.com tracks in August, led by Jacksonville at 16.9 percent below a year earlier, while national inventory rose 3.6 percent.

Realtor.com's August 2026 housing report shows the national for-sale supply still growing and the median asking price down 1.3 percent from a year ago. Florida's four largest metro areas moved the other way on supply, with fewer listings, fewer days on market and asking prices that kept sliding.

Florida's for-sale pile got smaller in August while the country's kept growing. Realtor.com counted active listings down 16.9 percent from a year earlier in Jacksonville, down 15.0 percent in the Miami metro area, down 6.4 percent around Tampa and down 2.5 percent in the Orlando metro, against a national count of 1,140,035 that was up 3.6 percent. Asking prices fell in all four, from 1.9 percent in Orlando to 6.0 percent in Tampa, compared with a national median listing price of $424,500 that was down 1.3 percent. Homes also spent fewer days on the market in every Florida metro.

The report was published September 2 and covers August data. It measures listings rather than closings, which is the distinction that makes the Florida numbers worth a second look.

How much did Florida's for-sale inventory shrink in August?

Realtor.com tracks the 50 largest metropolitan areas as defined by the Office of Management and Budget, and four of them are in Florida. Every one of the four carried fewer active listings in August than a year earlier.

Jacksonville was down 16.9 percent. The Miami-Fort Lauderdale-West Palm Beach metro was down 15.0 percent. Tampa-St. Petersburg-Clearwater was down 6.4 percent. Orlando-Kissimmee-Sanford was down 2.5 percent, the smallest decline of the four.

The national direction was the opposite. Active listings nationally rose 3.6 percent from August 2025 and 1.2 percent from July, though the count remains 7.7 percent below August 2019 and 56.9 percent above August 2022.

New listings tell a split story inside the state. Jacksonville sellers put 5.5 percent more homes up than a year earlier and Orlando sellers 5.4 percent more, while new listings fell 1.0 percent in the Miami metro and 1.4 percent around Tampa. National new listings were essentially flat at 401,760, down 0.1 percent year over year and 5.2 percent from July.

Two things can drain an inventory count. Homes can sell, or sellers can give up and pull the listing. Realtor.com reports both moving. Delistings nationally were down 12.6 percent from a year ago in August, after year-over-year declines of 8.3 percent in June and 4.7 percent in July, which means fewer sellers nationally are walking away than during last year's late-summer pullback. The report does not break delistings out by metro, so the Florida share of that behavior is unknown.

Why are Florida listing prices still falling?

Asking prices in the four Florida metros are all below where they were a year ago. Tampa's median listing price of $390,000 was down 6.0 percent, the steepest drop of the four. Jacksonville's $380,000 was down 4.8 percent. The Miami metro's $490,000 was down 2.0 percent and Orlando's $415,000 was down 1.9 percent.

Adjusting for house size does not rescue the picture. Median list price per square foot fell 5.6 percent in Tampa, 2.6 percent in Orlando, 2.2 percent in Jacksonville and 0.8 percent in the Miami metro. The national figure was $224 per square foot, down 1.8 percent.

So Florida is correcting on price and tightening on supply at the same time. That combination usually shows up when the market has already absorbed a share of its glut and sellers who remain are pricing to move, though a single month of data cannot establish that as a trend. Readers who want the closed-sale side of the ledger should compare this with Florida Realtors data, which measured a July statewide median single-family sale price of $425,000, up 3.7 percent from a year earlier. Asking prices and closing prices are separate measurements and are moving in different directions right now.

Are Florida homes selling faster than the rest of the country?

Median days on market fell in all four Florida metros: nine days faster in Jacksonville, five in the Miami metro, three around Tampa and two in Orlando. The national median held at 60 days, unchanged from August 2025 and three days slower than July.

Price cuts also became less common across Florida, in a month when the national share did not move. The share of active listings with a price reduction fell 5.6 percentage points in Jacksonville to 24.3 percent, 2.8 points in the Miami metro to 14.6 percent, 2.0 points around Tampa to 25.5 percent and 0.3 points in Orlando to 23.3 percent. Nationally the share was 20.4 percent, which Realtor.com described as "the first reading in 2026 to equal the prior-year rate."

The Miami metro's 14.6 percent is low by national standards. Realtor.com reported that price reductions were least common in Hartford at 10.1 percent, New York at 10.2 percent and Buffalo at 11.1 percent, and most common in Denver at 31.4 percent, Portland at 30.5 percent and Salt Lake City at 30.3 percent. No Florida metro appeared on either list.

What did Realtor.com's economists say about August?

Danielle Hale, the company's chief economist, framed the month as a seasonal slowdown arriving with less force behind it. "August's data shows a housing market entering its seasonal cool-down with less momentum than it had earlier this year," she said. "Higher mortgage rates are meeting a point in the calendar when activity typically slows, and buyers appear to be responding more selectively. The key question is whether this is a typical late-summer pause or the start of more persistent softness."

Senior economist Jake Krimmel read the seller side. "Price cuts, pending sales and delistings together can tell you whether sellers are satisfied, panicking, or somewhere in between," he said. "August brings a mixed reading: buyer demand softened and price cuts rose modestly above last year's pace, but sellers are still showing more patience than they did during last year's late-summer delisting wave. That difference is helping the market avoid a repeat of 2025's more severe seller pullback, at least for now."

What does this mean for Florida buyers and sellers?

For a buyer working in Jacksonville or the Miami area, the practical change is selection. A sixth of the Jacksonville listings that existed a year ago are gone, and homes are moving nine days faster, so the leverage that came from a crowded market has thinned even as asking prices sit below last year.

For a seller in Tampa or Orlando, the asking-price numbers are the warning. Tampa's median list price fell 6.0 percent and its price per square foot fell 5.6 percent, so a home priced against last summer's comparable listings is priced against a market that no longer exists.

Neither pattern is a forecast. Statewide August closing data from Florida Realtors is not out yet, and the two series can disagree.

Limitations

Realtor.com measures listings on its own platform, not transactions. Its counts include existing single-family homes, condominiums, townhomes, row homes and co-ops, and exclude new construction unless the listing reaches Realtor.com through an MLS that supplies it. The company's data history begins in July 2016. Metro definitions follow OMB-202301 with Claritas 2025 household estimates, so the Miami, Tampa, Orlando and Jacksonville figures cover whole metropolitan areas and not city limits. Only the 50 largest metros are ranked, which is why no other Florida market appears.

One inconsistency inside the release is worth naming. The national data table shows the price-reduced share at 20.4 percent with a year-over-year change of 0.0 percentage points, and the text calls it the first 2026 reading to equal the prior-year rate, while Krimmel's accompanying comment describes price cuts as having risen modestly above last year's pace. This article reports the measured figure and quotes the comment as written rather than reconciling the two.

Monthly listing data is volatile at the metro level and subject to revision. Comparisons here are year over year unless stated otherwise. Nothing in this report should be read as a forecast of Florida prices or sales.

Sources

Realtor.com, "Delistings Trend Below Last Year's Pace As Summer Comes to an End: Realtor.com August Housing Report," published September 2, 2026, including the national summary table and the top-50 metro table. Florida Realtors, July 2026 statewide single-family housing statistics, released August 17, 2026. Chart by Momentum Research from the Realtor.com August 2026 metro table.

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.