Fort Lauderdale Condo Market Update – July 2026 (Non-HOPA)
Tom Dunphy Realtor | Fulton Grace Realty
TomDunphySellsRealEstate.com
Prepared by Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser, RD8755
APPRAIS
Fort Lauderdale Community Overview
Fort Lauderdale is one of South Florida's premier coastal communities, offering residents an active lifestyle, beautiful beaches, boating, waterfront living, dining, shopping, and year-round recreation. The city's condominium market includes everything from affordable inland communities to luxury high-rise residences overlooking the Intracoastal Waterway and Atlantic Ocean.
This market update focuses exclusively on non-HOPA condominium communities, providing buyers, sellers, investors, and homeowners with a detailed analysis of current market conditions based upon MLS data available through July 31, 2026.
Market Overview
The Fort Lauderdale non-HOPA condominium market remains stable despite an increase in available inventory.
During the current six-month period, the total number of settled sales increased when compared with the prior seven-to-twelve-month period. The absorption rate also increased from the earlier reporting period and has remained relatively stable throughout the current six months, indicating that buyer demand continues to support the market.
While buyer activity has remained consistent, active condominium listings increased significantly during the current three-month period. As a result, months of housing supply also increased, giving buyers more properties to consider before making purchasing decisions.
Median comparable sale prices have remained generally stable despite the increase in available inventory. The median comparable marketing period currently measures approximately 93 days, supporting typical exposure and marketing times of approximately three to six months.
Overall, current market indicators support a stable Fort Lauderdale condominium market, although the recent increase in inventory should continue to be monitored in the months ahead.
Understanding the Numbers
Median Sale Price
The median sale price represents the middle sale after arranging all transactions from lowest to highest. Unlike an average, the median is less influenced by unusually high or low sales and generally provides a better indication of overall market conditions.
The current median comparable sale price is $412,450, indicating generally stable condominium values.
Absorption Rate
The absorption rate measures the pace at which buyers are purchasing available condominiums.
The current absorption rate is approximately 128.67 sales per month, remaining nearly unchanged from the previous reporting period. This indicates that buyer demand has remained relatively consistent during the current six months despite increasing inventory.
Months of Housing Supply
Months of housing supply estimates how long it would take to sell the current inventory at today's rate of sales.
Housing supply increased from 6.67 months to 8.86 months, reflecting the recent increase in active condominium listings. Higher inventory generally provides buyers with additional choices while increasing competition among sellers.
Days on Market
The median comparable condominium currently sells in approximately 93 days.
Although individual properties will vary depending on location, view, condition, association fees, amenities, and pricing, the current statistics continue to support typical exposure and marketing periods of approximately three to six months.
Sale-to-List Price Ratio
The median sale-to-list price ratio remained at 100% throughout each reporting period.
While this statistic demonstrates that properly priced properties continue to attract buyers, individual transactions may vary depending upon negotiations, seller concessions, and pricing strategy.
What This Means for Buyers
Current market conditions provide buyers with opportunities that were less available earlier this year.
The increase in active condominium listings gives purchasers additional inventory to compare while the current median marketing period of approximately three months provides time to evaluate competing properties carefully.
We're also in the middle of South Florida's summer season, which is traditionally slower than the peak winter market. Buyers generally have additional time to review condominium documents, compare association fees, evaluate reserves, investigate pending assessments, and negotiate favorable purchase terms.
If I were working with a buyer today, I would recommend finding the condominium that best fits their needs and then carefully comparing it with recent comparable sales before submitting an offer. When appropriate, obtaining an independent appraisal can provide additional confidence that the agreed purchase price is supported by current market data.
What This Means for Sellers
Although buyer demand remains steady, sellers should recognize that they are competing against a larger inventory of available condominiums than earlier this year.
Accurate pricing has become increasingly important. Properties that reflect current market conditions and present well are generally positioned to attract the greatest buyer interest, while overpriced units may experience longer marketing periods.
Understanding competing inventory, recent comparable sales, association fees, building condition, and current buyer expectations can significantly improve the likelihood of a successful sale.
Appraiser's Perspective
From an appraisal standpoint, the Fort Lauderdale non-HOPA condominium market continues to demonstrate stable market conditions.
Although active listings and months of housing supply have increased during the current reporting period, the absorption rate has remained relatively stable, indicating that buyer demand continues to support the market. While buyers now have more inventory to choose from, median comparable sale prices have remained generally stable and do not indicate a sustained upward or downward trend.
The current median marketing period of approximately 93 days supports typical exposure and marketing times of approximately three to six months. Seasonal influences should also be considered, as July falls outside South Florida's traditional peak selling season.
Overall, the market appears balanced. Buyers have additional choices due to increased inventory, while sellers who properly price and present their properties continue to compete effectively in today's market.
Tom Dunphy Realtor's Take
If I were representing a buyer today, I would tell them not to feel rushed.
There are more condominiums available than there were earlier this year, and we're currently in South Florida's summer season when market activity is generally slower than during the winter months. That gives buyers additional time to compare available properties, review condominium documents, and make informed decisions.
When a client finds a condominium they like, I believe it's important to compare it to recent comparable sales before submitting an offer. Whenever appropriate, I also recommend obtaining an independent appraisal to help ensure the purchase price is supported by current market data.
The goal isn't simply to purchase a condominium—it's to purchase the right condominium at a price supported by today's market.
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Tom Dunphy Realtor
Fulton Grace Realty
Helping buyers and sellers make informed real estate decisions through local market knowledge, professional valuation experience, and personalized real estate service.
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser, RD8755
APPRAIS
TomDunphySellsRealEstate.com
Why Trust This Market Update?
This market update was prepared by Thomas J. Dunphy III, a Florida State-Certified Residential Real Estate Appraiser (RD8755) and Realtor with Fulton Grace Realty.
Unlike many real estate market reports that simply present statistics, these articles combine current MLS market data with professional appraisal analysis developed through years of residential valuation experience. The goal is to help buyers and sellers better understand what today's market statistics actually mean before making important real estate decisions.
Whether you're buying, selling, investing, or simply following your local market, TomDunphySellsRealEstate.com provides professional market updates designed to educate and inform.
Disclaimer
This market update is provided for informational purposes only and reflects market data available as of July 31, 2026. Market conditions can change over time, and individual property values may vary based on location, condition, updates, amenities, association fees, reserves, assessments, financing, and other property-specific characteristics.
The information contained in this article is intended to provide a general overview of current market conditions and should not be considered an appraisal of any specific property. Buyers and sellers should conduct their own due diligence and consult appropriate real estate, legal, tax, and financial professionals before making real estate decisions.
As both a licensed Florida Realtor with Fulton Grace Realty and a Florida State-Certified Residential Real Estate Appraiser (RD8755), I strive to provide objective market analysis to help consumers better understand today's real estate market.