Florida’s housing market is showing signs of stabilization as the state enters the final quarter of 2026, but the latest numbers reveal an increasingly complicated environment for buyers and sellers.
According to housing statistics released October 16 by Florida Realtors®, existing single-family home sales declined 3.5% in September compared with the same month last year. Meanwhile, condominium and townhouse sales remained virtually unchanged.
Despite slower sales, Florida’s median single-family home price increased slightly, and available housing inventory remained below year-ago levels.
For out-of-state homebuyers, relocating families and retirees, the September results highlight an important trend: Florida’s housing market is no longer moving uniformly, and opportunities vary significantly by region and property type.
Florida Single-Family Home Sales Decline as Prices Remain Stable
Florida recorded 20,537 existing single-family home sales during September, representing a 3.5% decline from the 21,271 transactions reported in September 2025.
The statewide median sale price reached $415,000, increasing 1.2% from $410,000 one year earlier. While sales activity slowed, prices held relatively steady.
The average single-family sale price increased 10.8% to $644,682, indicating that higher-priced transactions continued to influence the market.
Florida Realtors Chief Economist Dr. Brad O’Connor attributed some of the resilience to luxury and near-luxury properties, which continued to perform more strongly than lower- and middle-priced segments.
Total single-family sales dollar volume reached approximately $13.2 billion, up 6.9% from September 2025.
Inventory Remains Below Last Year’s Levels
Florida ended September with 95,799 active single-family listings, representing a 9.8% decline from the previous year.
Months of available inventory declined from 5.1 months in September 2025 to 4.4 months in September 2026.
The decline is significant because housing inventory influences how much competition buyers encounter. Although fewer homes are selling, the number available for purchase has also declined.
For people relocating to Florida, that means slower sales do not necessarily translate into greater negotiating power, particularly in neighborhoods where desirable homes remain limited.
Homes also reached contract faster than a year earlier. The median time to contract declined from 53 days to 47 days, while median time to sale fell from 93 days to 87 days.
Florida Condo and Townhouse Market Offers a Different Picture
Florida’s condominium and townhouse market continues to operate under different supply conditions.
September recorded 7,179 closed condo and townhouse sales, nearly identical to the 7,187 transactions reported a year earlier. The statewide median sale price declined 1.8% to $293,500.
Inventory reached 60,367 active listings, down 9% from September 2025. However, the condo and townhouse market maintained 7.7 months of available supply, compared with just 4.4 months for single-family homes.
That difference may be particularly relevant to retirees, empty nesters and buyers considering lower-maintenance living arrangements. While condominium inventory has declined, the sector continues to offer relatively more choices than the single-family market.
The median time to contract also fell from 77 days to 65 days, indicating that properties sold in September were reaching agreement more quickly than those sold a year earlier.
For retirees considering a Florida condo, purchase price is only one component of affordability. Buyers should also examine association fees, reserve funding, insurance obligations, special assessments and the financial condition of the condominium association.
How September Compared With August 2026
Florida’s housing market also experienced a seasonal slowdown compared with August.
Single-family closed sales declined from 21,497 in August to 20,537 in September, while the median sale price remained unchanged at $415,000.
The number of active single-family listings increased modestly from 94,610 to 95,799.
Condo and townhouse closed sales declined from 7,291 in August to 7,179 in September.
The condo median sale price moved from $298,000 to $293,500, while active inventory increased from 59,697 to 60,367.
These month-to-month movements are not seasonally adjusted and should not automatically be interpreted as evidence of a sustained market shift. Florida Realtors recommends year-over-year comparisons for identifying broader trends.
What the September Housing Market Means for Families Moving to Florida
For families considering relocating from another state, the September report reinforces the importance of evaluating housing affordability at the metropolitan and neighborhood levels.
The statewide median single-family home price of $415,000 provides a useful starting point, but the variation across major Florida markets is substantial.
Tampa Bay reported a median single-family price of $400,000, while Orlando’s median was $441,860. South Florida reached $659,000, while Cape Coral-Fort Myers recorded $375,500.
These differences can materially influence a relocating household’s mortgage payment, down payment requirements and available housing options.
Families should also consider commuting expenses, childcare, school options, employment opportunities and homeowners insurance when estimating the cost of a move.
A lower purchase price does not automatically produce a lower total cost of living.
What the September Market Means for Retirees Moving to Florida
For retirees, the difference between Florida’s single-family and condominium markets deserves particular attention.
The statewide condo median sale price of $293,500 remains substantially below the $415,000 single-family median.
However, condominium ownership frequently involves additional expenses that can materially affect fixed-income retirement budgets.
Retirees considering Sarasota, Fort Myers, Naples, Tampa Bay or South Florida should evaluate both the purchase price and the total annual ownership expense.
In September, several Southwest Florida condo markets experienced stronger sales activity than the statewide average, including Cape Coral-Fort Myers, Naples and North Port-Sarasota-Bradenton.
That activity may warrant attention from retirees comparing locations, but individual buildings and communities can have markedly different financial conditions.
What Florida Sellers Should Know
Florida homeowners considering selling may find encouragement in the continuing decline in active inventory compared with last year.
Single-family inventory was down 9.8% year-over-year, while condo and townhouse inventory declined 9%.
However, sellers should not assume declining inventory guarantees stronger prices.
The statewide median single-family price increased only 1.2%, while condo prices declined 1.8%.
Pricing homes competitively remains important, especially as mortgage rates influence affordability and prospective buyers reassess their purchasing budgets.
Single-family sellers received a median 95.7% of their original listing price in September, while condo and townhouse sellers received 93.3%.
Florida’s Third-Quarter Housing Results Provide Additional Perspective
The September slowdown did not entirely erase the sales growth recorded earlier in the quarter. For July through September 2026, Florida reported 65,904 existing single-family closed sales, increasing 0.2% from the third quarter of 2025.
Condo and townhouse sales reached 22,664, increasing 3.1% year-over-year.
The third-quarter median single-family sale price reached $420,000, an increase of 2.4%.
The median condo and townhouse price was $295,000, unchanged from the same quarter last year.
The quarterly results suggest that Florida’s housing market remains relatively stable despite weaker September sales.
Florida Housing Market Outlook: What to Watch Next
Mortgage rates remain an important factor influencing Florida’s housing market.
Florida Realtors Chief Economist Dr. Brad O’Connor noted that rising mortgage rates have interrupted the modest sales growth experienced during much of the preceding year.
New pending single-family home sales declined 7.6% in September, while new pending condo and townhouse sales fell 3.5%.
Because pending sales can provide an indication of future closings, those declines warrant attention heading into the final months of 2026.
Nevertheless, inventory remains below year-ago levels, and statewide prices have shown relatively modest changes.
For people planning a move to Florida, the conclusion is not that the entire state has become either a buyer’s or seller’s market.
The more important consideration is identifying the Florida region, housing type and total ownership cost that best align with a household’s financial circumstances and relocation goals.
Whether relocating for employment, family, lifestyle or retirement, buyers should evaluate local market conditions rather than relying exclusively on statewide housing headlines.