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South Florida real estate in 2026 is really two markets: single-family homes, where supply is still tight and prices are edging up, and condominiums, where inventory has built up and buyers have more leverage. At the same time, new Florida laws on condo safety, flood disclosure, and buyer agreements are changing how deals are negotiated and documented. This update covers what the latest numbers show, the legal changes buyers, sellers, landlords, and investors should know, and where disputes are most likely to come from.
What the Latest Numbers Show
According to MIAMI REALTORS® figures for September 2026:
| September 2026 | Miami-Dade | Broward |
|---|---|---|
| Single-family median price | $692,000 (up 4.1% year over year) | $641,500 (up 2.4%) |
| Condo median price | $417,090 (down 0.7%) | $235,000 (down 14.6%) |
| Single-family months of supply | 5.1 | 4.2 |
| Condo months of supply | 12.3 | 10.2 |
Two other trends stand out. At the high end of the market, Miami-Dade recorded 24 sales of $30 million or more in the first nine months of 2026, already more than the 21 recorded in all of 2025. And in both counties, condo supply is well above single-family supply, which gives condo buyers more room to negotiate on price, repairs, and pending assessments.
For buyers and sellers at the high end, see our luxury real estate page.
Legal Changes Shaping the 2026 Market
Condo Safety Laws and Assessments
Florida’s post-Surfside condo laws are a big reason condo inventory has grown. Milestone inspections and structural integrity reserve studies (SIRS) have led many associations to raise reserves or levy special assessments. In 2025, HB 913 adjusted the rules. Effective July 1, 2025, milestone inspections apply to buildings three habitable stories or more in height, the SIRS deadline was extended to December 31, 2025, and buyers of resale condo units now have 7 days, instead of 3, to cancel after receiving the association’s documents. For buyers, the association’s inspection reports, reserve study, budget, and recent board minutes are now some of the most important documents in the deal. See our guide to condo milestone inspection due diligence.
Flood Disclosure for Sales and Leases
Under section 689.302, Florida Statutes, sellers of residential property must give buyers a flood disclosure at or before signing the sales contract. Changes effective October 1, 2025 expanded the form to cover any flooding that damaged the property while the seller owned it, not just flooding that led to an insurance claim. The same law created a flood disclosure for residential leases of one year or longer under section 83.512. For waterfront property, see our article on riparian rights for Fort Lauderdale waterfront owners.
Buyer Agreements and Commissions
Since August 17, 2024, MLS participants working with a buyer need a written buyer agreement before the buyer tours a home, and offers of compensation to buyer brokers no longer appear on the MLS. Buyer-side compensation is now negotiated deal by deal, which has made the buyer agreement and the purchase contract more important. See what to know about buyer commission agreements and broker commission disputes.
Property Taxes: Amendment 3 on the November 2026 Ballot
Florida voters will decide Amendment 3 at the November 3, 2026 general election. It needs at least 60% approval. If approved, it would raise the homestead exemption from non-school property taxes to $150,000 in 2027 and $250,000 in 2028, and it would lower the annual cap on assessment increases for non-homestead property, including rentals, second homes, and commercial property, from 10% to 5%. Buyers and investors running numbers on a South Florida property should watch the result closely.
Commercial Real Estate in South Florida
For commercial owners, landlords, and tenants, the key legal issues in 2026 are lease terms and operating costs. Rising insurance, taxes, and common area maintenance (CAM) charges are a frequent source of disagreement, as are build-out obligations and personal guaranties. If Amendment 3 passes, the lower cap on non-homestead assessment increases would also affect how commercial owners project property taxes. See our Fort Lauderdale lease attorney page and what to expect in a Florida commercial lease dispute.
Where Disputes Are Coming From
- Condo assessments and disclosures: buyers who learn about a large special assessment after closing, and sellers and associations accused of not disclosing it.
- Flood history: claims that a seller or landlord did not disclose past flooding.
- Commission and buyer agreement disputes: disagreements over who pays the buyer’s broker and how much.
- Failed closings: deposit disputes when financing, insurance, or inspection issues derail a deal.
- Commercial lease disputes: CAM reconciliations, repairs, and early termination.
When a dispute does arise, see our Fort Lauderdale real estate litigation page.
Talk to a South Florida Real Estate Attorney
Michael L. Feinstein is a Florida attorney and licensed Florida real estate broker with more than 30 years of experience in South Florida real estate. If you are buying, selling, leasing, or investing in South Florida, call 954-767-9662 or contact us to discuss your situation.
