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2026 King Tides in SE Florida
🌊 2026 King Tides in SE Florida: What Homeowners Need to Know This Year
Living in SE Florida means embracing the beauty of our coastline — but also understanding the seasonal realities that come with it. One of the most important of these is King Tide season, when the highest tides of the year push water levels well above normal. As a local real estate agent who works, lives, and invests right here in our community, I’m committed to helping homeowners stay informed, prepared, and protected.
And this year, the stakes are higher than ever.
🌴 King Tides Are Increasing — And 2026 Is a Big Year
The National Oceanic and Atmospheric Administration (NOAA) predicts at least 40 days of King Tides in 2026 — meaning more than 10% of the year will experience unusually high water levels. This reflects a growing trend: seasonal flooding is becoming a regular part of life in coastal SE Florida.
These tides can cause:
- Street flooding
- Saltwater intrusion
- Drainage backups
- Delays in travel
- Impacts on low‑lying homes and businesses
Even neighborhoods that rarely flood may see temporary water accumulation during these events.
📅 Predicted 2026 King Tide Dates for Broward County
September 26 – October 1 | October 7–13 | October 24–31 | November 5–11 | November 22–28 | December 24–25
While these are the official forecast windows, flooding can occur outside these dates. Environmental factors such as heavy rainfall, strong winds, high water tables, and storm systems can elevate tides even further.
🌧️ Why Flooding Sometimes Happens Outside the Forecast
SE Florida’s coastal systems are interconnected. Even on “non‑King Tide” days, conditions like:
- Persistent rainfall
- Onshore winds
- Blocked drainage systems
- High groundwater levels
- Storm surge from distant weather systems
can push water into streets and yards. This is why staying aware — not just during the official dates — is essential.
🏡 How Homeowners Can Prepare for King Tide Season
Preparation is the best protection. Here are practical steps every SE Florida homeowner should take:
- Inspect Your Property’s Drainage
- Clear gutters and downspouts
- Check yard grading
- Ensure French drains or swales are functioning
- Remove debris from storm drains near your home
- Protect Your Home’s Entry Points
- Install or check flood barriers
- Seal low‑lying door thresholds
- Use sandbags in historically vulnerable areas
- Safeguard Electrical & HVAC Systems
- Elevate outdoor AC units if possible
- Protect electrical outlets in lower areas
- Move valuable items off ground level
- Prepare Your Vehicle
- Avoid parking in low‑lying streets
- Know alternate routes in case roads flood
- Never drive through standing water
- Document Your Property
- Take photos of your home’s exterior and interior
- Keep insurance documents easily accessible
- Note any previous flooding for future claims
- Stay Informed Daily
Bookmark or follow:
- NOAA Tide Predictions
- FEMA Flood Maps – Search by Location/Address
- City of Fort Lauderdale Alerts
- Local weather apps with tide tracking (Tides Near Me, Tide Alert NOAA, High Tide, Navionics Boating, Surfline)
🛡️ How to Protect Your Home Long-Term
King Tides are part of a larger trend in coastal water levels. Consider these long‑term resilience upgrades:
- Elevating landscaping or walkways
- Installing backflow preventers
- Upgrading to flood‑resistant materials
- Adding sump pumps in vulnerable areas
- Exploring private flood insurance options
- Reviewing your home’s elevation certificate
These improvements not only protect your home — they can increase property value and make your home more attractive to future buyers.
📞 Helpful Local Resources
If you ever need assistance or want to stay updated, here are trusted contacts:
- Broward County Flood & Drainage Services
- City of Fort Lauderdale Public Works
- City of Fort Lauderdale Stormwater Division
- Florida Division of Emergency Management
- NOAA Tide & Flooding Forecasts
As your local SE Florida REALTOR®, my mission is more than helping you buy or sell property.
As we move through the 2026 King Tide season, staying proactive and informed is one of the best ways to protect your home and our coastal community. I’m here not just as your REALTOR®, but as your neighbor — someone who understands the unique challenges and beauty of living along the SE Florida shoreline, making sure you feel confident, informed, and supported as a homeowner. King Tide season is something we face together, and with preparation and awareness, we can protect our homes and our neighborhoods. Together, we can continue enjoying the coastal lifestyle we love. If you’re ready for tailored support, contact me today — I’m here to help.
CONTACT ANNETTE
Let’s start working together!
Annette Dammeyer, REALTOR®, ABR®, AHWD®
Coldwell Banker Realty
901 E Las Olas Blvd STE 101, Fort Lauderdale, FL 33301
808.747.3686
SL 3535792
Fort Lauderdale August 2026 Area Report
Fort Lauderdale August 2026 real estate statistics have been published.
Single Family Homes
Condominium & Townhouses
As your local Fort Lauderdale REALTOR®, I like to keep our community informed about what’s happening in the housing market in plain English. The latest data shows that while fewer homes and condos are coming on the market, property values remain strong and buyers are still active. Overall, Fort Lauderdale continues to be a healthy and desirable market for both buyers and sellers.
🏡 Single-Family Home Market Highlights
What Sellers Should Know
- Home prices continue to rise. The median sold price increased to $646,500, up 15.7% from August 2025.
- The average sold price reached $1.36 million, a 22.6% increase year over year.
- Fewer homeowners are listing their properties, with new listings down 9.5% from last year.
- Homes are selling faster, averaging 51 days on market, compared to 70 days last year.
What Buyers Should Know
- Inventory has improved compared to recent years, giving buyers more choices.
- Sellers are receiving about 95% of their asking price, meaning there is still some room for negotiation.
- Higher-priced properties continue to drive much of the market activity.
Bottom Line for Single-Family Homes
✅ Prices remain strong
✅ Homes are selling more quickly
✅ Buyers have more opportunities than during the peak seller’s market years
✅ Well-priced homes continue to attract attention quickly
🏙️ Condo & Townhome Market Highlights
What Sellers Should Know
- Condo and townhome prices showed significant growth.
- The median sold price climbed to $589,000, up nearly 42% from a year ago.
- The average sold price increased to $756,400, up 27.3% year over year.
- New listings fell sharply, down almost 39% compared to August 2025.
What Buyers Should Know
- Sales activity slowed, with condo and townhome sales down 23.6% from last year.
- Properties are spending about 69 days on market, giving buyers more time to evaluate options.
- Sellers typically received about 94% of their asking price, leaving room for negotiations.
Bottom Line for Condos & Townhomes
✅ Prices remain on an upward trend
✅ Buyers have increased negotiating power
✅ Inventory levels offer more selection than in recent years
✅ Sellers need strong pricing and presentation to stand out
📈 Fort Lauderdale Market Takeaway
The Fort Lauderdale real estate market remains resilient. Home values continue to appreciate across both single-family homes and condos, while inventory levels have improved enough to give buyers more options and negotiating leverage. For sellers, realistic pricing and property presentation are becoming more important as buyers have more choices. For buyers, this may be one of the best opportunities we’ve seen in recent years to enter the market while still benefiting from a growing South Florida economy and strong long-term housing demand.
Whether you’re considering buying, selling, investing, or simply curious about your home’s value, staying informed about local market trends can help you make smarter real estate decisions.
Thinking about making a move in Fort Lauderdale? Let’s connect and discuss your options and goals.
CONTACT ANNETTE
Let’s start working together!
Annette Dammeyer, REALTOR®, ABR®, AHWD®
Coldwell Banker Realty
901 E Las Olas Blvd STE 101, Fort Lauderdale, FL 33301
808.747.3686
SL 3535792
SE Florida Market Snapshot – August 2026
SE Florida Market Snapshot – August 2026
Snapshot of Today’s Broward County Market
Southeast Florida Market Update: More Choices, Slower Pace, Strong Values
As we move through the second half of 2026, the Southeast Florida real estate market continues to shift toward a more balanced environment. Across many local communities, we’re seeing inventory levels rise significantly while the number of completed sales has slowed. However, home prices remain surprisingly resilient, particularly in sought-after areas like Fort Lauderdale and Wilton Manors.
Key Market Highlights:
📍 Fort Lauderdale
- Average sales price increased 43% to $1.31M.
- Median list price rose 10% to $679K.
- Properties sold decreased 56% year over year.
- Inventory expanded dramatically, with 23.18 months of supply available.
- Sellers are still achieving about 94.4% of asking price.
What it means: Luxury and waterfront properties continue to support pricing, but buyers have more negotiating power than we’ve seen in recent years.
📍 Wilton Manors
- Average sales price climbed 37% to $820K.
- Median list price increased 5% to $749K.
- Sales activity declined 44%.
- Inventory grew to 14.23 months of supply, up 78%.
What it means: Demand remains strong for this unique community, but increased inventory is giving buyers more options and reducing urgency.
📍 Hollywood
- Average sales price increased 2% to $549K.
- Median list price remained stable at $499K.
- Number of homes sold dropped 71%.
- Inventory surged to 37.82 months of supply, up 200%.
What it means: While prices have held steady, buyers have a wide selection of homes available, leading to longer marketing times.
📍 Dania Beach
- Average sales price rose 20% to $439K.
- Sales-to-list price ratio improved to 97%, meaning sellers are receiving close to asking price.
- Number of sales declined 60%.
- Inventory increased to 22.5 months of supply, up 133%.
What it means: Despite slower transaction volume, well-priced homes continue to attract serious buyers.
📍 Hallandale Beach
- Average sales price fell 43% to $210K.
- Median list price remained relatively unchanged at $329K.
- Sales volume dropped 84%.
- Inventory skyrocketed to 127.67 months of supply, up 513%.
- Sellers received about 91.3% of asking price.
What it means: Hallandale Beach experienced the most dramatic market shift in this group, with significantly increased inventory and fewer completed sales creating a highly competitive environment for sellers.
Overall Market Trends Across Southeast Florida
✅ Inventory is rising across nearly every market.
✅ Buyers have more choices and increased negotiating leverage.
✅ The number of homes sold has declined in all five communities.
✅ Home prices remain relatively stable or are increasing in many areas despite slower sales activity.
✅ Well-priced and well-presented homes are still attracting buyer interest and achieving strong sale-to-list price ratios.
*These Snapshots take into account all property types (Single Family Homes/Condos/Townhomes).
Looking Ahead
Today’s market isn’t the frenzied seller’s market we experienced a few years ago, but it’s also far from a downturn. We’re transitioning into a more balanced market where pricing strategy, property condition, and expert guidance matter more than ever.
Whether you’re considering buying, selling, downsizing, investing, or simply curious about your home’s current value, understanding your neighborhood’s specific trends is key to making informed decisions.
If you’d like a personalized market update for your community, I’d be happy to help.
CONTACT ANNETTE
Let’s start working together!
Annette Dammeyer, REALTOR®, ABR®, AHWD®
Coldwell Banker Realty
901 E Las Olas Blvd STE 101, Fort Lauderdale, FL 33301
808.747.3686
SL 3535792
