If you are deciding between a condo and a house in South Florida, it helps to know that the two are behaving like completely different markets right now. Here is how they compare across our five counties for the 90 days ending October 23, 2026, against the same period a year earlier.
Side by side
| Single-family homes | Condos | |
|---|---|---|
| Median sale price | $610,000 (+6.1%) | $280,000 (+1.1%) |
| Price per square foot | $328 (+5.3%) | $227 (+0.7%) |
| Median days on market | 37 (was 47) | 59 (was 72) |
| Sales in 90 days | 7,770 | 6,040 |
| Active listings | About 11,900 | About 18,200 |
| Typical sale vs. list price (last 12 months) | 97.2% | 94.8% |
| Sold at or above list (last 12 months) | 26% | 14% |
Supply tells the story
At the recent pace of sales, the condos on the market would take about nine months to sell. Single-family homes would take about four and a half months. That gap explains almost everything else: condo prices are flat, condos take longer to sell, and condo buyers have more room to negotiate.
Why condos are lagging
After the 2021 building collapse in Surfside, Florida passed condo safety laws requiring structural inspections of older buildings and reserves set aside for major structural repairs. That has been good for building safety, but in many older buildings it has meant higher monthly dues and large special assessments. Some owners decided to sell rather than pay, which added inventory. Buyers have become more careful, and buildings with strong reserves and completed inspections are selling much better than those without.
County by county, condos are not all the same
- Broward: the condo median fell 2.0% to $250,000, with more than 10,000 condos for sale.
- Palm Beach: up 1.1% to $303,300, with about 6,600 for sale.
- Martin: up 8.2% to $269,000, and days on market dropped from 98 to 66.
- St. Lucie: up 8.2% to about $319,000.
- Indian River: up 13.6% to $205,000, on a small number of sales.
The Treasure Coast condo market is much smaller and has generally newer buildings, which helps explain the stronger numbers there.
If you are buying a condo
This is a good time to be a condo buyer, as long as you do your homework on the building. Before you make an offer, ask for:
- The current budget and the most recent reserve study
- The status of the building's structural inspections and any required repairs
- Any special assessments that have been approved or are being discussed
- The association's insurance coverage and how much it costs owners
- Rules on rentals, pets and buyer approval
A lower price with a large assessment coming is not a bargain. A fairly priced unit in a well-run building can be. Our Condo Directory covers hundreds of buildings across Palm Beach and Martin counties.
If you are buying a house
Expect competition on well-priced homes, especially between $300,000 and $1 million, where one in five to more than one in four homes sells at or above asking. Get pre-approved, be ready to move quickly, and lean on recent comparable sales rather than the asking price.
If you are selling
Single-family sellers can price with confidence based on recent sales. Condo sellers need to price against a lot of competition and be ready with the building's documents, because informed buyers will ask for them up front.
About the numbers: figures come from Beaches MLS records for Palm Beach, Broward, Martin, St. Lucie and Indian River counties, analyzed by Exodus Realty. Market comparisons cover July 26 to October 23, 2026 against the same dates in 2025. Months of supply is active listings divided by the average monthly sales over the 90 days. Homes sold privately or by builders outside the MLS are not included.
Talk it through with Paul
Every number above is a starting point, not a verdict on any one home. If you want to know how a specific property or neighborhood compares, reach out to Paul Christle or call (561) 420-9620. You can also answer a few quick questions in our Find Your Home tool and we will pull the homes that fit.