Fort Lauderdale Real Estate: 2025 Recap & 2026 Predictions
February 6, 2026Headlines across the nation and by major publications have captured attention by calling out the 2025 market as the worst in over a decade. The reality is, at least in South Florida, theres more to the story and it was not all doom-and-gloom.
Articles that take the blanket stats across the area and combine them, don’t give consumer a clear picture. When we break the stats down by building age, price points, condition, and other key metrics: the numbers tell a different story. For Example, if you were to only look at the new construction, luxury sales, and well maintained condo buildings, the market is vastly different.
Indeed, condo sales and inventory were challenging, but the weakness was not uniform across all segments. Luxury condos and new construction continued to see buyer interest later in 2025, and some sales upticks were recorded as rates cooled.
What Actually Happened in 2025
Closed sales for condos and townhomes in 2025 declined – 12% compared to 2024. However, market activity strengthened during the winter months, with sales nearly matching 2024 levels, signaling improving buyer demand.
While the average sales price for condos and townhomes was slightly lower year-over-year, prices showed signs of stabilization and recovery during the winter period. Furthermore, single-family homes showed greater overall stability. In Broward County, total home sales rose 7.9% year-over-year, single-family home sales rose 10.6%, and condo sales increased by 5.2%.
Total closed sales in 2025 were down a modest – 4.4% compared to 2024, but momentum returned in the fall and winter months, when closed sales increased by + 6.7%.
Pricing remained resilient, with the average sales price for single-family homes rising nearly + 3% in 2025 compared to 2024. This upward trend strengthened further in the winter months, with average prices increasing by more than + 4% compared to winter 2024.
Now, if we shift our focus to the luxury condo market, specifically east of I-95… the story changes. Condos priced over $1M didn’t slow down in 2024. In fact, sales volume, number of transactions, and median price climbed, with the median jumping nearly $50,000 year-over-year.
What does that tell us? Demand for prime, east-of-95 luxury condos is still strong. Buyers are willing to pay more for location, lifestyle, and quality and that segment is proving far more resilient than the broader market.
While 2025 began with softer sales activity, both condos and houses demonstrated renewed momentum toward the end of the year. Improving winter performance, especially in single-family homes, points to growing buyer confidence and a more competitive market heading forward.
One of the some interesting statistics tracked by the Miami Board of Realtors, in 2025, 361 homes over $10 million were sold in South Florida. Making it the 2nd highest year ever for hyper luxury sales in the region; the only year that saw more transactions in the $10 million and up category was the pandemic real estate buying spike in 2021, when 444 homes were sold for $10 million or more in South Florida.
What Was New?
In 2025 two notable new constructions delivered on the beaches, CASAMAR on Pompano Beach, and SELENE on Fort Lauderdale Beach. Setting the standard for what new luxury living is all about and raising buyers’ expectations about what a beachside condo should look and feel like.
2025 Buyers Motivations and Trends
Tax Haven: As Florida has no state income taxes, and with the news in spring of 2025 of proposed reductions or eliminations to homestead property tax, we saw a high increase of moves from high tax locations, or second homeowners elect to move here full time.
Luxury Buyers: Seeking a relaxed, ideally wellness oriented and catered lifestyle.
Condo Buyers (particularly buyers for non-new construction): Buyers sought manageable expenses, settled condo budgets, no assessments, no projects, ideally financeable.
New Construction or Recently Renovated: We saw buyers still willing to break records or act fast to avoid headaches.
What We’re Watching for 2026
The expert agents with the Marder Group have some predictions for the new year, here’s their thoughts.
“2026, we’re going to see on paper the average purchase price for condos in Broward County reduce by about – 3% and median condo prices to reduce around – 7%; however, I wouldn’t anticipate seeing that all over our beaches, waterways, and new construction. Older buildings, particularly condos in our western suburbs, will see the brunt of the price reductions. This poses a great opportunity for those waiting on the sidelines for affordable properties.
Waterfront home and new construction condos markets continue to see record breaking pricing and increased demand. I predict that waterfront homes average sale prices will go up by approximately + 10% and new construction condos, particularly in Fort Lauderdale and Pompano Beach, we’ll see an average price per sqft increase of about + 6%.”
– Bridget O’Donnell
“I’m confident that easing interest rates will bring more buyers back into the market overall, especially with the anticipated change in the Fed chair this March. I anticipate the average days to contract for a single family home in the eastern suburbs to slightly decrease and even more so for single family homes in A+ rated school districts.
Therefore, I see more buyer competition in those areas, particularly for homes that are zoned for Bayview elementary. On the reverse, I anticipate older condominiums to see a rise in the average days to contract and about a 6% rise in inventory.”
– Shayna Lurie
“The first half of the year of 2025, saw buyers sitting on the sidelines and waiting to make a move. This hesitation stemmed from the skepticism around new economic policy and geopolitical uncertainty. However by the end of the year people were no longer paralyzed by the bad headlines that drove fear and we’re stepping off the sidelines and back into the market. That mentality coupled with lower interest rates and strong economic indicators could even give us a greater bump in our real estate economy.
I think the 2026 real estate market is going to reflect what we saw at the end of 2025…More buyers coming back into the marketplace ready to make a move. This results in a modest increase in sales volume and prices“
– David Marder
Tail Winds That Will Affect 2026 South Florida Market Place
- Lower mortgage rates improving affordability – rates hovered above 7% earlier but have moderated closer to the mid-6% range. Thanks to multiple Federal Reserve rate cuts in late 2025 and the anticipation of more in 2026.
- Continued in-migration and population growth – Florida continues adding residents at a rapid pace. With new taxpayers migrating from high-tax states like California and New York.
- Talks to reduce or eliminate or reduce property taxes – Reducing the cost of taxes and homeownership costs is music to everyones ears. The perspective new law would apply to those who homestead we anticipate all price points to feel demand
- Broward Schools closing and re-plotting – The Broward school district is considering closing 7-34 schools in in the summer of 2026 and re-plotting maps accordingly. This could mean neighborhoods could see changes in demand.
- Upcoming New Construction Projects – Notable projects including the Ritz-Carlton Pompano Beach, Salato Pompano Beach, Sixth & Rio, and Rosewood Residences Hillsboro Beach
Looking to buy or sell in South Florida in 2026? The Marder Group is happy to help: