South Florida's housing market is not moving as one. As we enter May 2026, Palm Beach County is on a tear, Broward is finding a comfortable floor, and Miami-Dade — particularly its condo sector — is giving buyers leverage not seen in years. Here's what the data actually says.
Palm Beach County: The Standout Performer
Palm Beach County continues to be the region's strongest market. The median single-family home price rose 3% year-over-year to $518,500, and sales volume is up an impressive 14.3% for single-family homes and 11.2% for condos. Inventory has actually tightened, dropping 8% compared to Q1 2025.
What's driving this? A continued influx of high-net-worth buyers from the Northeast and Midwest, combined with limited new construction inventory in established neighborhoods like Boca Raton, Delray Beach, and Wellington. If you're a seller in Palm Beach County, this is your market. If you're a buyer, expect competition and be ready to move quickly on well-priced listings.
Broward County: Stability After the Surge
Broward's median home price settled at $450,000, a modest 1% dip from a year ago — well within normal seasonal variation. Inventory is down 7% year-over-year, which means the county isn't flooded with supply, but it's not the pressure cooker it was in 2022–2023 either.
For buyers, Broward represents the most balanced opportunity in South Florida right now. You can find negotiating room without competing against 10 offers. Neighborhoods like Pembroke Pines, Coral Springs, and Sunrise continue to attract families priced out of Miami-Dade, keeping demand steady. Sellers in Broward should price carefully — the days of testing the ceiling are over, but realistic pricing still moves homes quickly.
"South Florida homeowners now hold equity at 1.6 times the U.S. average — even as prices soften in some segments, the region's long-term wealth story remains intact."— MIAMI Realtors, April 2026
Miami-Dade: Condos Create a Buyer's Market
Miami-Dade tells two very different stories depending on property type. Single-family homes have a relatively healthy 6.2 months of supply — elevated but manageable. The condo market, however, sits at a staggering 13.4 months of inventory, the highest in years and well above the 6-month threshold that defines a buyer's market.
The median Miami-Dade home price has slipped 2.3% year-over-year to $574,000, with condo prices taking the brunt of the correction. New Florida condo legislation requiring structural reserve funding has made many older buildings harder to finance and insure, pushing buyers toward newer construction and single-family alternatives. If you're a condo buyer in Miami-Dade, you have real negotiating power — use it.
Mortgage Rates in May 2026: Still Elevated, Slowly Improving
The 30-year fixed mortgage rate in Florida sits at approximately 6.25–6.31% as we enter May, with the 15-year fixed around 5.625–5.75%. After peaking near 8% in late 2023, rates have been grinding lower — but not nearly as fast as buyers hoped.
Analysts forecast the 30-year rate could dip below 6% later in 2026, which would meaningfully improve affordability and likely unlock a wave of buyers who have been waiting on the sidelines. For now, buyers should model their payments at current rates rather than betting on a drop, and consider an adjustable-rate mortgage if they plan to sell or refinance within five to seven years.
💡 Rate tip: Every 0.5% rate reduction on a $500,000 loan saves roughly $165/month. If rates drop from 6.25% to 5.75% later this year, that's nearly $2,000 in annual savings — a strong incentive to refinance when the time comes.
Inventory Trends: More Supply, More Leverage
Across the tri-county region, total active listings are up compared to the near-record lows of 2022. New listings dropped 11% in Palm Beach and 15% in Broward during Q1, which is keeping supply from overwhelming demand — but overall, buyers have more options and more time to decide than they did two years ago.
The increase in days on market is particularly notable. Homes that are overpriced are sitting. Properties that are well-priced, well-presented, and properly marketed are still selling within weeks. The message for sellers is clear: the market will reward preparation and honest pricing, and punish wishful thinking.
What Investors Should Know This Month
South Florida's investment landscape in May 2026 is nuanced. On the residential side, single-family rental demand remains strong, particularly in workforce housing price points in western Broward and northern Miami-Dade. Cap rates for residential rentals are running in the 5–6.5% range in most submarkets, with the highest yields in areas like Pompano Beach, Hialeah, and Miramar.
Condo investors face headwinds from new reserve funding laws and tighter lending standards. Short-term rental investors should carefully verify local ordinances before purchasing — several Broward and Miami-Dade municipalities have tightened Airbnb restrictions in the past 12 months. The best opportunities right now are long-term single-family rentals in stable, high-demand corridors near employment centers and good schools.
Bottom Line: What Should You Do in May 2026?
If you're a buyer, this is genuinely a better environment than 2022 or 2023. You have more inventory, more negotiating room (especially in Miami-Dade condos), and rates that — while not low — are stable and likely to improve. Don't wait for perfect conditions that may never come; find the right property at the right price.
If you're a seller, Palm Beach County owners have the wind at their backs. Broward sellers need to price at market, not above it. Miami-Dade single-family sellers can still command strong prices; condo sellers need a realistic strategy and may need to accept concessions.
If you're an investor, single-family long-term rentals in growth corridors offer the most defensible returns right now. Avoid condo speculation and verify STR rules before any short-term rental purchase.
Ready to talk about your specific situation? Call or text Michael at 954-715-5668 — local knowledge makes all the difference in a market this segmented.