Marina at the Bluffs Condo Market: Inventory Rises to 9 Months of Supply — August 2026

The August 2026 numbers for Marina at the Bluffs Condo present a market that deserves a closer look.

For this analysis, I reviewed condominium/co-op activity within Marina at the Bluffs from August 31, 2025 through August 31, 2026. The search included Active, Active Under Contract, Pending With Contingency, Pending, and Sold properties and returned 39 results.

This is a relatively small data set within a specific condominium project, so individual transactions can have a noticeable effect on the statistics. That's particularly important when interpreting changes in median prices.

Appraiser’s Perspective (RD8755)

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

Settled-sale activity has increased slightly when comparing the current six months with the prior seven-to-twelve-month period, but the difference is limited.

There were 11 settled sales during months seven through twelve, followed by eight sales during months four through six and five during the most recent three months. That produces 13 settled sales during the current six months compared with 11 during the preceding six-month period.

The more significant change is occurring on the supply side.

The absorption rate was 1.83 sales per month during months seven through twelve, increased to 2.67 during months four through six, and then declined to 1.67 sales per month during the most recent three months.

At the same time, active inventory increased from seven listings to 11 and now 15 active listings.

That combination pushed months of housing supply from 3.8 months to 4.1 months and most recently to 9.0 months of supply.

That's something I pay attention to.

Nine months of supply represents more than double the 4.1 months reported during the preceding period. More available units combined with reduced absorption means buyers currently have more inventory from which to choose, while sellers are facing more competition from other units within the project.

Seasonality should also be considered. August is outside South Florida's traditional winter season, and this analysis represents a relatively small project-specific data set.

What About Prices?

Median settled-sale prices were $500,000 during months seven through twelve, $502,500 during months four through six, and $535,000 during the most recent three months.

At first glance, that looks like an increase.

However, only five settled sales make up the most recent three-month period. In a project-specific analysis with limited sales volume, the particular units that happen to sell can substantially influence the median. Floor location, view, condition, updates and other unit characteristics can affect individual sale prices.

For that reason, I would not use the $535,000 median by itself to conclude that values throughout Marina at the Bluffs have increased.

The broader pricing analysis on page 2 also shows individual transactions dispersed around the trend line and indicates a modeled price range of approximately $375,000 to $604,687 as of August 31, 2026.

Median list prices have been comparatively consistent at $500,000, $518,000 and $518,000 over the three reporting periods.

Marketing time is also important. Median settled-sale days on market were 189 days, 69 days and most recently 87 days. Median listing days on market were 189, 176 and most recently 139 days.

Based on the available data, I would consider a typical marketing period of approximately three to six months, recognizing that an individual unit's pricing, condition, view, floor location and other characteristics can materially affect its marketing time.

Overall, I characterize the Marina at the Bluffs condominium market as stable with mixed indicators.

The slight increase in settled sales over the current six months is a positive indicator, while the recent reduction in absorption, increase in active listings and rise to nine months of housing supply warrant attention.

Tom the Realtor’s Perspective

For a buyer looking specifically in Marina at the Bluffs, I believe the current numbers give us time to do our homework.

There are 15 active listings represented in the most recent period, absorption is 1.67 sales per month, and housing supply has increased to nine months.

That doesn't mean every seller is going to negotiate, and it doesn't mean every unit is priced incorrectly.

It means I wouldn't want my buyer making a decision based solely on an asking price.

If you find a unit you like, I want to analyze that unit.

I'll look at its condition, updates, floor location, view and other characteristics. I'll research the most relevant settled sales and competing listings. When appropriate, I'll measure and verify the property characteristics and put the comparable market evidence into a grid so we can develop a supported range.

Then I'll show you what the evidence says.

You decide what you're willing to offer.

My job isn't to make that decision for you. My job is to give you enough information to make that decision with your eyes open.

That's The Appraiser's Edge.

What If You're Selling in Marina at the Bluffs?

This is where the current inventory numbers become particularly important.

With active listings increasing to 15 and housing supply reaching nine months, your unit has more competition.

That makes pricing important from the beginning.

Before establishing a listing strategy, I want to understand the individual unit: its condition, updates, floor location, view and how it compares with the units buyers are currently seeing.

Then I want to analyze the relevant settled sales and current competition.

But pricing is only one part of representing a seller.

When I'm representing a listing, I'm also bringing the resources of my team at Fulton Grace Realty, including Gail Anderson and Kimberly Zaffrullah, when appropriate. We can coordinate the property's marketing, exposure, showings, open houses and the other work necessary to put the property in front of potential buyers.

The objective is not simply to put a unit into the MLS and wait.

We need to understand the competition, establish a supported pricing strategy and actively market the property.

What This Means for Marina at the Bluffs Buyers and Sellers

Marina at the Bluffs currently presents an interesting market.

Settled-sale activity over the current six months is slightly above the prior six-month period, but recent absorption has declined. Active inventory has increased, months of housing supply has risen to nine months, and recent settled sales have taken a median of approximately 87 days to sell.

For buyers, that can provide more time and more choices.

For sellers, it means more competition and makes the individual property's pricing and positioning particularly important.

Whether I'm representing the buyer or the seller, I approach it the same way I have approached residential property for more than 26 years:

Start with the property. Study the market evidence. Understand the competition. Then make the decision.

THE APPRAISER’S EDGE. THE RELOCATOR’S INSIGHT.

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

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

Disclosure

This market analysis is provided for general informational purposes and reflects the stated property type, project, search criteria and reporting period. Condominium units may vary based on condition, updates, view, floor location and other characteristics. Market statistics for a project with limited transaction volume may be affected by the characteristics of the individual units sold or listed during each reporting period. Any property analysis performed by Tom Dunphy in connection with real estate brokerage services is provided in his capacity as a licensed Florida real estate sales associate and is not an appraisal or appraisal report.