There Are 1,237 Fewer Single-Family Homes for Sale in Broward Than Last Year. The Buyer's Market Story Is Now Half True.

Broward County ended August 2026 with 4,252 single-family homes on the market, down 22.54% from 5,489 a year earlier, while sales above $1,000,000 rose 22.6%. The condo side still favors buyers. The house side no longer does.

The Number That Moved Is Supply, Not Price

Most market coverage this year has led with price and time on market. The more useful number in the August data is how many homes are available at all.

Total active homes across Broward finished August at 13,679. A year ago that figure was 16,559. That is a drop of 17.4% in twelve months.

Single-family supply fell harder than the county overall. Broward went from 5,489 houses on the market to 4,252. That is 1,237 fewer houses competing for the same buyers.

The Two-Market Split Is Still Real. It Narrowed.

Fort Lauderdale has been running as two separate markets all year. That has not changed. The distance between them has.

Here is where Broward stood at the end of August 2026:

• Single-family homes on the market: 4,252, down 22.54% year over year
• Condos on the market: 9,427, down 14.84% year over year
• Months of supply, single-family: 4.1
• Months of supply, condos: 9.9

Compare that to what we published on August 7. Single-family supply sat near 4.8 months then, and condos near 11. Both sides tightened over the summer, and the house side tightened faster.

Four months of supply is not a buyer's market by any standard definition. Ten months is. Anyone quoting one Fort Lauderdale market right now is quoting the wrong one.

Buying a House Here Got Harder in August, Quietly

Nothing about this showed up in a headline. It showed up in the count of available homes.

What changes for buyers:

• Fewer houses means less room to wait out a price. The home you pass on in October may not have a replacement in January.
• Negotiating leverage is now specific to the property, not to the market. A house priced correctly in a 4.1-month market does not sit.
• The condo side is the opposite. With 9.9 months of supply, patience there still pays.

Buyers who read a countywide average and assume leverage are going to be surprised. The average is being held up by 9,427 condos.

If You Own a Fort Lauderdale House, You Have Less Competition

This is the part homeowners keep missing. Pricing decisions made in the spring were made against a much larger field of comparable homes.

There are 1,237 fewer houses on the Broward market than there were last August. That is competition that has already left. A well-prepared home is landing in a thinner field than it would have a year ago.

That is not a reason to overprice. Sale prices in August still came in at 96% of original asking price on the single-family side. Thin supply shortens the wait. It does not suspend the math.

The Top of the Market Is Moving Opposite the Headlines

While supply fell, the high end got busier. Broward recorded 255 sales above $1,000,000 in August 2026, up from 208 a year earlier.

That is a 22.6% increase in a month when total sales across the county fell 4.5%. Luxury is not tracking the broader market right now. It is running against it.

Lourdes Maestres has sold Fort Lauderdale real estate for 17 years, and she has watched this pattern before. The high end moves on different inputs than the middle of the market does. Cash position, second-home demand and boat show season drive it more than rate headlines do.

What We Are Watching Into October

Three things decide whether this tightening holds:

• Whether new homes coming to market in September and October refill the single-family side
• Whether the condo gap keeps closing or stalls near 10 months of supply
• Whether $1M-and-up activity holds its pace through boat show season, which opens October 28

One note on the source data. The August release from MIAMI REALTORS states the single-family median price two different ways in the same report. We have left that figure out of this post rather than publish a number the source contradicts. Every other figure here comes directly from that release.

Fort Lauderdale rewards people who read the right market. Lourdes Maestres and the MPH Team track supply by neighborhood and by price band, not just countywide. If you want to know what the field actually looks like for the specific home you are buying or selling, reach out and we will pull it for you.