✨ November Highlights | FL Newsletter

Welcome to our November Newsletter

Here’s the latest market insights and updates for you.

In October, housing markets across Broward and Miami-Dade counties continued to show typical seasonal softening, yet maintained stability in pricing expectations. Both markets experienced the slowest selling periods towards the end of the year (October in Broward at 53 median days and August/October in Miami-Dade at 49 to 51 median days), coinciding with the year's lowest Close Price to Original Price Ratios (around 94.1% to 94.2%). This sustained, narrow ratio, consistently staying between $94\%$ and $96\%$, confirms a resilient landscape where demand requires negotiation—typically 4\ to 6% off the original list price—but overall market stability in South Florida's single-family home sector remains intact.

Broward County: Average Days on Market and Sale to List Price Ratio

The data reflects a gradual softening of market conditions over the year in Broward County. The market was slowest in the late fall, culminating in the longest Median Days to Sell at 53 days in October 2025 and coinciding with the lowest Close Price to Original Price Ratio of 94.2%. Conversely, the most balanced or competitive periods in Broward County occurred early in the data, with the highest ratio (95.6% in December 2024) and the shortest time on market (37 days in May 2025). Overall, the ratio consistently stayed in a narrow range of $94\%$ to $96\%$, indicating that homes typically sold for roughly $4\%$ to $6\%$ less than their final listing price. A clear inverse relationship is observed: as the Days to Sell generally increased throughout the year, the Close Price to Original Price Ratio generally decreased, reflecting diminishing negotiating power for sellers as homes spent longer on the market.

The market in Miami-Dade County displayed a clear contrast between the tight conditions of late fall/spring and the softening seen in late summer/fall. The Miami-Dade County market was fastest in November 2024 and April 2025, where the Median Days to Sell hit its lowest point at 35 days, coinciding with the highest Close Price to Original Price Ratio of 95.6%. The slowest period occurred late in the year: the Days to Sell peaked at 51 days in August 2025, while the Ratio dropped to its lowest point of 94.1% across July, August, and October. Throughout the year in Miami-Dade County, homes consistently sold for $4.4\%$ to $5.9\%$ less than their original list price, reflecting a negotiation-heavy market. A strong inverse relationship is evident, where the periods of shortest time on market correlate with the highest achieved sale price relative to the original list price, and vice versa.