Fort Lauderdale Condo Market Update – July 2026
Non-HOPA Condominium Market
Tom Dunphy Realtor | Fulton Grace Realty
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser – RD8755
APPRAIS
Fort Lauderdale Condominium Market Overview
Fort Lauderdale offers a wide variety of condominium living, including waterfront buildings, high-rise communities, inland projects, and residences near the beach, downtown, shopping, dining, and boating.
This July 2026 market update focuses on Fort Lauderdale condominium communities without HOPA age restrictions and is based on MLS market data available through July 31, 2026.
Current Market Conditions
The Fort Lauderdale non-HOPA condominium market continues to show substantial sales activity, but buyers now have considerably more inventory to choose from.
The number of settled sales increased during the current six-month period compared with the prior seven-to-twelve-month period. The absorption rate also increased, indicating continued buyer activity.
At the same time, active listings increased substantially, reaching 1,140 listings during the current three-month period. Months of housing supply also increased to approximately 8.86 months.
Median sale prices have remained generally stable, while the current median marketing time is approximately 93 days.
Overall, the data supports a stable market with increased inventory.
Understanding the Numbers
Median Sale Price
The current median comparable sale price is approximately $412,450.
Median sale prices were:
- Prior 7–12 months: $405,000
- Prior 4–6 months: $440,000
- Current 3 months: $412,450
The movement between periods does not indicate a consistent upward or downward trend.
Absorption Rate
The absorption rate measures how quickly properties are selling.
The current absorption rate is approximately 128.67 condominium sales per month, compared with 98.17 sales per month during the prior seven-to-twelve-month period.
This indicates that buyer activity remains present despite increasing inventory.
Active Listings and Housing Supply
Active inventory increased to approximately 1,140 listings during the current three-month period.
Months of housing supply increased from 6.67 months during the prior four-to-six-month period to approximately 8.86 months currently.
This gives buyers more properties to compare while increasing competition among sellers.
Days on Market
The current median days on market is approximately 93 days.
Based on the available data, typical marketing and exposure times are approximately three to six months, although individual units can sell faster or take longer depending on pricing, condition, building, location, view, amenities, and other factors.
What This Means for Buyers
Fort Lauderdale condo buyers currently have a substantial amount of inventory to consider.
If I were working with a buyer, I would first determine the appropriate price range, preferred location, unit size, building type, amenities, and other requirements. Buyers can follow available properties through my website while I also monitor new listings and market activity.
Once we identify a condominium of interest, I would narrow the analysis to properties that actually compete with that unit.
Buyers should also carefully review condominium association information, including:
- Association fees
- Current and proposed special assessments
- Reserves
- Insurance
- Building condition
- Applicable inspection requirements
A special assessment can also become part of the negotiation between buyer and seller.
Financing should be addressed early so the buyer is prepared when the right property becomes available.
What This Means for Sellers
Properties are selling, but sellers are competing against a substantial amount of available inventory.
If I were representing a seller, pricing would be one of the first things we would discuss.
The current median marketing period is approximately 93 days, but that does not mean every condominium will take three months or longer to sell. A properly priced unit that compares favorably with competing properties may attract a buyer sooner.
I would analyze:
- Recent comparable sales
- Current competing listings
- Activity within the condominium project
- Unit condition
- Floor level and view
- Amenities
- Association fees
- Special assessments
If there is an existing assessment, we would also discuss how the seller wants to handle it during negotiations.
Appraiser’s Perspective
From an appraisal perspective, the Fort Lauderdale non-HOPA condominium market currently supports stable overall market conditions.
Sales activity increased during the current six-month period, and the absorption rate remains near 129 sales per month.
However, active inventory has also increased, and housing supply is currently approximately 8.86 months.
Median sale prices have fluctuated between approximately $405,000 and $440,000 across the reporting periods without demonstrating a consistent directional trend.
The current median marketing time of approximately 93 days supports typical exposure and marketing periods of approximately three to six months.
Fort Lauderdale contains many different condominium projects, so citywide statistics should not be used by themselves to determine the value of an individual condominium.
Building, location, view, floor level, condition, amenities, association costs, assessments, unit size, parking, and other characteristics should all be considered when selecting comparable sales.
Tom Dunphy Realtor’s Perspective
If I were representing a buyer today, I would narrow this large Fort Lauderdale market down to the properties that actually meet the buyer’s needs.
Once we determine price range, location, size, building type, and other requirements, I would perform a more focused analysis of comparable units.
If the buyer is interested in a particular building, I would pay particular attention to sales and listings within that project.
There is considerable inventory available, so buyers can be selective. However, when the right property is identified, an offer still needs to be structured seriously enough to get the seller’s attention.
If I were representing a seller, I would concentrate on pricing, competing inventory, recent sales, and the specific condominium project.
I would also want to understand any existing or proposed special assessments before the property is marketed so we can determine the appropriate strategy before negotiations begin.
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Visit TomDunphySellsRealEstate.com for additional Florida real estate market reports covering condominiums and detached homes throughout South Florida and the Treasure Coast.
These reports are designed to help buyers, sellers, and homeowners better understand current market activity using actual sales, inventory, pricing, and marketing data.
Contact
Tom Dunphy Realtor | Fulton Grace Realty
Licensed Florida Real Estate Sales Associate
TomDunphySellsRealEstate.com
Thomas J. Dunphy III
Florida State-Certified Residential Real Estate Appraiser – RD8755
APPRAIS
Disclaimer
This market update is provided for general informational and educational purposes only and reflects market data available as of July 31, 2026.
Market conditions can change, and individual condominium units and projects may perform differently based on location, building, condition, floor level, view, amenities, association fees, reserves, insurance, assessments, financing, and other property-specific factors.
This information is not an appraisal, Comparative Market Analysis, legal opinion, tax advice, engineering report, structural inspection, or opinion regarding the financial condition of any condominium association.
Buyers should independently review applicable condominium documents, budgets, reserves, assessments, insurance information, inspection reports, and other association records and consult appropriate qualified professionals before making a real estate decision.
Appraisal services are separate from real estate brokerage services.