Fewer homes sold across South Florida in October 2026 than a year earlier, but the homes that did sell went faster, closer to their asking price and more often to cash buyers. Here is what the numbers show for Palm Beach, Broward, Martin, St. Lucie and Indian River Counties, and what they mean if you are buying or selling this winter.
All figures below come from closed residential sales in the Beaches MLS, from every brokerage, for October 2026 compared with October 2025. We pulled them on November 7, 2026.
The big picture
| October 2025 | October 2026 | Change | |
|---|---|---|---|
| Homes sold | 5,050 | 4,434 | Down 12% |
| Median sale price | $445,000 | $449,000 | Up 1% |
| Median days on market | 58 | 45 | 13 days faster |
| Median sale price as a share of the last asking price | 96.4% | 96.7% | Slightly closer to asking |
| Median sale price as a share of the original asking price | 93.1% | 94.0% | Smaller price cuts |
| Share of sales paid in cash | 40% | 46% | Up about 5 points |
Two notes on the drop in sales. October 2026 had one fewer business day than October 2025, and some sales that closed at the end of the month are still being entered in the MLS, so the October 2026 count may rise a little. Even allowing for both, sales were clearly lower than a year ago.
Houses, condos and townhomes
| Property type | Sales, Oct 2025 to Oct 2026 | Median price | Median days on market | Paid in cash |
|---|---|---|---|---|
| Single-family homes | 2,878 to 2,360 (down 18%) | $575,000 to $613,000 (up 7%) | 49 to 37 | 30% to 36% |
| Condos | 1,355 to 1,336 (down 1%) | $220,000 to $211,000 (down 4%) | 80 to 64 | 65% to 66% |
| Townhomes and villas | 717 to 649 (down 9%) | $372,000 to $375,000 (up 1%) | 59 to 41 | 28% to 34% |
The split is the story of the month. Single-family homes sold in smaller numbers but at higher prices and faster. Condo sales held steady in number while the median price slipped, and two out of three condo buyers paid cash. A median can move when the mix of homes that sell changes, so a higher median does not mean every house gained 7% in value.
County by county
| County | Homes sold, Oct 2025 to Oct 2026 | Median sale price | Median days on market | Supply at October's pace |
|---|---|---|---|---|
| Palm Beach | 2,013 to 1,836 (down 9%) | $495,000 to $505,000 (up 2%) | 55 to 40 | 6.0 months |
| Broward | 2,056 to 1,749 (down 15%) | $449,000 to $430,000 (down 4%) | 62 to 49 | 8.4 months |
| Martin | 261 to 248 (down 5%) | $458,500 to $446,500 (down 3%) | 56 to 51 | 5.6 months |
| St. Lucie | 593 to 493 (down 17%) | $379,652 to $389,000 (up 2%) | 50 to 47 | 6.7 months |
| Indian River | 101 to 94 (down 7%) | $359,000 to $359,500 (flat) | 69 to 47 | 6.1 months |
"Supply" is the number of homes for sale on November 7, 2026 divided by October's sales: how many months it would take to sell everything listed now if nothing new came on the market. About 31,000 homes were for sale across the five counties, with about 3,350 more under contract. Many people treat roughly six months of supply as the line between a seller's market and a buyer's market, which puts Palm Beach, Martin and Indian River near balance and Broward further toward buyers. Indian River figures cover only sales in the Beaches MLS, so they are a small sample.
What it means for buyers
- You have choices, especially in Broward and in condos. More than 8 months of supply in Broward and falling condo prices give buyers room to negotiate on price, repairs or closing costs.
- Good houses still move fast. The median single-family home sold in 37 days, faster than a year ago. If a well-priced house fits, be ready to act.
- Cash buyers are a bigger share of the competition. Nearly half of all sales and two-thirds of condo sales were cash. A strong pre-approval and a clean offer help you compete.
- Know your full cost before you offer. Our buyer closing cost calculator adds up Florida's taxes and title insurance for your price and loan.
What it means for sellers
- Price it right the first time. Homes sold for about 94% of their original asking price, and the gap is smaller than last year, which suggests sellers who priced well from the start had less to give up later.
- Your county and property type matter. A single-family home in Palm Beach County is in a very different market from a condo in Broward. Look at sales of homes like yours, not county-wide headlines.
- Know your net. Our net proceeds calculator shows what you would take home after commission, Florida's deed tax, title insurance and your payoff. For a price based on recent sales near you, request a home value.
Thinking about buying or selling?
If you want these numbers for your neighborhood or building, reach out to Paul Christle or call (561) 420-9620. You can also start with our home finder or browse the condo directory.
Source: Beaches MLS closed residential sales (single-family homes, condos, townhomes, villas, co-ops and manufactured homes) from all brokerages, October 1 to 31 of each year, and active and pending listings on November 7, 2026, as of November 7, 2026. Medians are of sales with the data reported. Late-entered October 2026 sales may change these figures slightly. Information is believed reliable but not guaranteed.