Broward County $3 Million+ Condominium Market Report — July 2026

Broward County’s $3 million-plus condominium market remained stable with mixed indicators through July 2026.

Buyer activity has increased. Settled sales and the absorption rate increased during the most recent six months compared with the prior seven-to-12-month period.

At the same time, active inventory has expanded substantially. This provides buyers with additional choices and makes the individual condominium building, unit characteristics and pricing particularly important.

Market at a Glance

During the current three-month period:

  • 21 settled sales

  • 7.00 sales per month absorption rate

  • 156 active listings

  • 22.29 months of housing supply

  • $3,750,000 median sale price

  • 87 median sales days on market

  • $4,274,500 median list price

  • 182 median active-listing days on market

The market is producing more sales, but it is also carrying considerably more inventory.

Appraiser’s Perspective

Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755

The Broward County $3 million-plus condominium market is best characterized as stable with mixed indicators.

The absorption rate increased from 4.83 sales per month during the prior seven-to-12-month period to 6.67 during months four through six and 7.00 during the current three months.

Active inventory also increased, moving from 100 listings to 118 and then to 156 during the current three-month period.

Months of housing supply initially declined from 20.69 months to 17.70 months before increasing to 22.29 months during the current period.

Median sale prices were $3.85 million, $3.8519 million and $3.75 million during the three respective periods. Overall, the pricing data indicates a generally stable market.

Marketing time provides another important indicator. Median sales days on market declined from 147 days to 130 days and then to 87 days during the current three months. However, current active listings have a median listing time of 182 days.

In other words, properties that have recently sold are selling more quickly, while a substantial portion of the existing inventory has remained available considerably longer.

As with any countywide condominium analysis, these figures provide an overview of the broader market. An individual unit's competitive market can vary substantially based on the condominium project, location, floor level, view, living area, condition, amenities and other property-specific characteristics.

Tom the Realtor’s Perspective — For Buyers

Tom Dunphy Realtor
Fulton Grace Realty
Licensed Florida Real Estate Sales Associate

For a buyer, the current inventory provides choices—but the first step is determining exactly what you are looking for.

Broward County contains many different condominium projects. Location, building, floor level, view, living area, amenities and condition can all influence which properties actually compete with one another.

Once we identify what you want, I would narrow the search accordingly.

When a unit becomes available that interests you, I would analyze the individual project and the most relevant competing sales and listings to determine what the market data indicates before developing an offer.

With 156 active listings and 22.29 months of housing supply, buyers currently have substantial inventory from which to choose. That provides an opportunity to perform the appropriate analysis rather than simply reacting to an asking price.

The Building Matters, Too

Buying a condominium is about more than the individual unit.

Before moving forward, I would want to investigate the condominium project itself.

That includes reviewing available information regarding special assessments, completed or anticipated inspections, reserve funding, association finances, recent building improvements and other issues that could affect ownership.

If an applicable milestone or structural inspection has been completed, we would want to understand the available information regarding the results and whether additional work or assessments are anticipated.

We would also want to understand the financial position of the condominium association and whether there are known circumstances that could result in additional costs to unit owners.

A beautiful condominium does not eliminate the need to understand the physical and financial condition of the project.

That due diligence can be every bit as important as negotiating the purchase price.

Tom the Realtor’s Perspective — For Sellers

Tom Dunphy Realtor
Fulton Grace Realty
Licensed Florida Real Estate Sales Associate

For sellers, the increase in inventory makes pricing and positioning particularly important.

I would begin with the individual condominium project and the unit’s specific competitive market rather than relying on the overall $3 million-plus Broward County condominium category.

I would analyze relevant sales within the building and other properties that compete for similar buyers, considering living area, floor level, view, condition, room count, improvements, amenities and other characteristics.

When appropriate, I may also examine older sales to better understand how a specialized unit has historically competed, while considering changes in market conditions over time.

The objective is to develop a market-supported pricing strategy based on the property itself and the market in which it actually competes.

Current sales have a median marketing time of 87 days, while existing active listings have been on the market for a median of 182 days.

That distinction matters.

Properties are selling, and recent sales are occurring in less than 90 days at the median. At the same time, there is a substantial amount of inventory that has remained available much longer.

With buyers having numerous alternatives, appropriate initial market positioning becomes particularly important.

Marketing—and Privacy

At this price level, I would also discuss exactly how the owner wants the property marketed.

Some sellers want broad exposure. In that situation, we can develop a comprehensive marketing strategy designed to place the property in front of appropriate buyers and real estate professionals.

Other owners may place greater importance on privacy and discretion.

If an owner does not want the sale broadly publicized, the strategy needs to reflect that preference. A more targeted approach may involve direct communication with appropriate real estate professionals and qualified prospective buyers, controlled showings and other methods of reaching the market while limiting unnecessary public exposure.

The objective isn't simply maximum exposure.

It is the appropriate exposure for the property and the owner.

One of Southeast Florida Real Estate’s Best-Kept Secrets

Broward County’s upper-tier condominium market offers buyers a wide variety of residences, buildings, waterfront settings, views and lifestyles throughout Southeast Florida.

That diversity also demonstrates why individual project analysis matters. Countywide statistics can tell us what the broader market is doing, but the individual condominium project and unit tell us what a particular buyer or seller is actually dealing with.

Follow Tom’s Market Updates at TomDunphySellsRealEstate.com for ongoing real estate market reports covering Broward County, Palm Beach County, Martin County, St. Lucie County and communities throughout Southeast Florida.

Explore More Southeast Florida Real Estate Market Reports

Explore additional Tom’s Market Updates covering detached homes, condominiums and specialized upper-tier market segments throughout Southeast Florida.

Market conditions can vary substantially by county, city, condominium project, waterfront influence, property type and price range. Looking at the appropriate competitive market provides more meaningful context than relying on broad countywide statistics alone.

Thinking About Buying or Selling?

For buyers, the process involves more than finding the right condominium. Understanding the individual unit, the building, available financial and inspection information, potential assessments and the competitive market can all be important parts of the decision.

For sellers, the process begins with understanding how the unit competes, establishing a market-supported pricing strategy and determining the level of marketing exposure or privacy that fits the owner's objectives.

Tom Dunphy Realtor
Fulton Grace Realty
Licensed Florida Real Estate Sales Associate

Important Disclosures & Disclaimer

Appraisal Services: Market commentary identified as the Appraiser’s Perspective represents general market analysis by Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755. It is provided for informational purposes only and is not an appraisal, appraisal review, restricted appraisal report, broker price opinion, comparative market analysis or opinion of value for any specific property. An appraisal assignment requires property-specific research and analysis, identification of the intended use and intended user, and compliance with applicable appraisal standards and assignment requirements.

Real Estate Brokerage Services: Commentary identified as Tom the Realtor’s Perspective is provided in the capacity of a Florida licensed real estate sales associate with Fulton Grace Realty and is separate from appraisal services. Buyer and seller strategies discussed in this report are general in nature and may not apply to a particular property or transaction.

Condominium Due Diligence: References to condominium inspections, reserves, assessments, association finances and project information are general considerations only. Buyers should review applicable condominium documents and available inspection, reserve and financial information and consult appropriate qualified professionals regarding legal, structural, financial or other specialized matters.

Market Data: Market statistics presented in this report are based on MLS data analyzed with an effective date of July 31, 2026. Market conditions and available inventory can change, and individual condominium projects and units may perform differently from broader countywide statistics.

No Property-Specific Valuation: Nothing contained in this market report should be interpreted as an appraisal or as an opinion of the market value, listing price, offering price or anticipated sale price of any specific property.

Equal Housing Opportunity.