SE Florida Market Snapshot – March 2026

by Annette Dammeyer

Market Trends in SE Florida

The real estate market is adjusting. With the fluctuation in property inventory, SE Florida is leaning towards a “buyer’s market”. Seller’s are now reassessing their asking price on their properties for sale. It is crucial to examine other similar homes on the market to establish an aggressive original listing price, generating multiple buyer’s attention to your property. This is also an important time to consider a decrease in asking price if the property has been on the market without active offers. I welcome any discussions you may want to have regarding your neighborhood trends. Please reach out to chat, even if you are not ready to buy or sell, but just would like to discuss current real estate updates. Here are the Market Snapshots reflecting the last month (compared to the same month last year) for the following areas:

Fort Lauderdale
Wilton Manors
Hollywood
Dania Beach
Hallandale Beach

These take into account all property types (Single Family Homes/Condos/Townhomes).

The real estate landscape in South Florida is evolving. Making smart, timely decisions has never been more important. Whether you’re considering selling, buying, or simply staying informed, I’m here to be your local advisor and resource.
Let’s talk about current market trends and how we can align your goals with today’s opportunities. I’d be happy to provide customized market reports for Fort Lauderdale, any SE Florida city, or even your specific neighborhood—all automatically delivered to your inbox.
Call or email me anytime. I’m here to help you move forward with clarity and confidence.

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • Home Sellers and Buyers • Homeowner • March 31, 2026

April 2026 ~ Goldilocks Window, Spring Cleaning and Impactful Landscaping

by Annette Dammeyer

April 2026 Newsletter

Welcome to Your April 2026 Real Estate & Lifestyle Update!

As we step into one of the most vibrant seasons here in Southeast Florida, I’m excited to share timely information to help you stay informed, empowered, and inspired in today’s dynamic real estate landscape. This month’s issue is packed with value:

1) Prime Spring Selling Window in SE Florida
Spring is historically one of the strongest times to list a home in our region. We’ll explore why buyer activity surges this season, how local trends are shaping up, and what homeowners can do to maximize exposure and results.

2) The Ultimate Spring Cleaning Checklist
Refresh, reset, and elevate your space! This room‑by‑room checklist makes spring cleaning simpler, more effective, and even enjoyable. It’s perfect whether you’re preparing to sell or just want a clean, energized home for the season.

3) Landscaping Upgrades That Make the Biggest Impact
Curb appeal matters—especially in South Florida, where outdoor living is a way of life. Discover the top upgrades that deliver the highest return and instantly boost your home’s visual appeal.

4) Celebrating Fair Housing Month
April marks Fair Housing Month—a time to honor equal opportunity in housing for all. I’m sharing resources, historical context, and what this important month means for buyers, sellers, and our broader community.

Plus: Your Local Area Market Reports
As always, I’ve included the latest Area Reports to keep you informed about neighborhood-level trends, pricing shifts, inventory updates, and what they mean for you—whether you’re planning to buy, sell, invest, or simply stay up to date.

Happy Spring,
Annette

Prime Spring Window For Sellers

Discover the best time to sell your Southeast Florida home. Learn why …

View More

National Stories

The Ultimate Spring Cleaning Checklist

Take a step-by-step approach to spring cleaning your home.

View More

Landscaping Upgrades That Make the Biggest Impact

Explore landscaping upgrades that elevate curb appeal, reduce maintena…

View More

Fair Housing Month: Why Equal Access Still Matters

Fair housing laws combat discrimination and inequality while promoting…

View More

Real Estate Updates | Area Reports | February 2026

Broward County | Fort Lauderdale

View Report

Broward County | Hollywood

View Report

Broward County | Dania Beach

View Report

If you’re considering selling, now is the perfect time to start preparing for a strategic April–May launch. Your Goldilocks moment is just ahead—let’s make sure your home shines when it counts most. Spring brings stronger demand, beautiful curb appeal, and the ideal mix of timing and market momentum. Ready to make your move? Let’s get your home market‑ready. 💫

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • Home Sellers and Buyers • Homeowner • March 20, 2026

Prime Spring Window For Sellers

by Annette Dammeyer

The “Goldilocks” Moment: Why April Through May Is the Perfect Time to Sell Your Southeast Florida Home

If you’re a Southeast Florida homeowner thinking about selling, choosing the right time to list your property can significantly affect your final sale price, days on market, and overall selling experience. In real estate, we call this the “Goldilocks period”—the window that’s not too early, not too late, but just right.

While timing varies across the country, here in Southeast Florida, our market follows a unique rhythm. And in today’s landscape, the strongest, most strategic selling window is April through May.

Let’s explore why this period delivers exceptional results, what drives the seasonal shift, and how Southeast Florida compares to national trends.

✅ Why Timing Matters More Than Ever

The decision of when to list is guided by measurable data such as:

Active buyer demand
Median sale price trends
Days on market
Competition from other sellers
Price‑reduction frequency
Seasonal and regional behavior

Choosing the ideal timing helps ensure your home hits the market when buyers are energized, inventory is favorable, and your property achieves maximum visibility and value.

✅ Why April Through May Is the New Goldilocks Window in Southeast Florida

Historically, early spring marks the beginning of peak real estate activity across much of the United States—but in Southeast Florida, we now see April and May emerging as the most balanced, best‑performing months for sellers.

Here’s why:

Strong Buyer Activity Ramps Up

By April, Southeast Florida experiences a surge of touring activity.
Tourists are still visiting, seasonal residents are still in town, and northern buyers continue to escape extended cold seasons and late spring storms up north. This creates one of the highest concentrations of active, motivated buyers you’ll see all year.

Homes Show Exceptionally Well

April and May deliver some of the best showing conditions of the year:

Lush landscaping
Longer daylight hours
Bright natural light
Warm (but not summer-hot) weather

Properties simply look better, and buyers respond accordingly.

Competition Remains Manageable

Unlike early January to March, when many snowbird-oriented sellers list, April through May sees strong buyer engagement without a dramatic surge in new listings, helping your home stand out.

Strong Pricing Season

Nationwide, spring consistently yields the highest sale prices of the year—specifically in April and May. Southeast Florida mirrors this trend, with April and May producing strong offers and fewer price reductions compared to late summer and fall.

Buyers Want to Close Before Summer

Families planning a summer move start shopping in earnest in April and May.
Investors also target this period to prepare for summer rental demand.
This creates urgency—and urgency supports stronger offers.

✅ Southeast Florida vs. the Rest of the Nation

Nationally, research shows that spring is the strongest season, with April often considered the prime selling month and May delivering some of the year’s highest premiums.

The National Trend

Buyers return to the market after winter slowdowns
Prices peak in late spring
Homes sell faster with fewer price cuts
Curb appeal improves across the country

Southeast Florida’s Advantage

While our local early-year activity is strong, April and May combine the best of all worlds:

High-quality buyers still in-state
End-of-season snowbirds ready to purchase before heading home
Northern buyers experiencing late winter/spring chill
Aesthetic peak of Florida curb appeal
Reduced competition versus earlier months

This positions Southeast Florida sellers to maximize price and minimize time on market.

✅ The Outcomes of Selling Strategically in April–May

When you list your home during this Goldilocks window, you can expect:

✔ Stronger Offers

Buyers are financially ready, emotionally motivated, and competing for a limited number of well-presented homes.

✔ Faster Sales

Properties listed in spring tend to spend fewer days on market because buyer urgency and touring activity are at their peak.

✔ Higher Net Proceeds

Spring listings historically produce higher sale prices and fewer price reductions than homes listed later in the year.

✔ Better Marketing Performance

Your home benefits from the natural beauty of spring, extended daylight hours, and a larger audience of local, national, and international buyers.

✅ So, When Should You List?

For 2026 and beyond, Southeast Florida homeowners will find the optimal Goldilocks period is April 1 through May 31.

This window offers:

The strongest blend of buyer demand and property presentation
Favorable pricing trends
Faster contract timelines
A balanced level of competition

If you’re preparing to list, beginning your pre-market work in March ensures your home is perfectly positioned for the April–May peak.

📣 Ready to Make Your Move?

As your Southeast Florida agent, I’ll help you:
✅ Determine the ideal listing date for your neighborhood
✅ Prepare and stage your home for maximum impact
✅ Develop a tailored marketing strategy that attracts qualified buyers – https://annettedammeyer.com/marketing-strategy
✅ Secure the strongest possible offer in the optimal selling window

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • Home Sellers and Buyers • Homeowner • March 9, 2026

2026 Tile Trends for Your Home

by Annette Dammeyer

From the Show Floor to Your Front Door: 2026 Tile Trends I’m Watching (and Loving)

By a local real estate agent who obsesses over finishes so you don’t have to!

If you’ve worked with me, you know I’m a details person. Floors, walls, backsplashes—these are the quiet heroes that shape how a home feels and how it performs on the market. Each year I keep a close eye on design trade shows like TISE (The International Surfaces Event) and the IBS (International Builders’ Show) because what debuts there today often becomes what buyers ask for tomorrow.

As we look forward into 2026, tile is having a moment—actually, several moments at once. Texture is back. Color is warmer. Shapes are elongated. And homeowners are craving materials that feel expressive but still livable. Let me walk you through what’s catching my professional eye, what I’d recommend to clients, and where I’d urge a little caution.

The Big Picture: What’s New for 2026

Across collections previewed at TISE and IBS, a few themes are crystal clear:

Nature-inspired color palettes: Think mossy greens, clay browns, soft bronzes, and sun-warmed earth tones.
Long, narrow formats: Especially tiles in the 2″ x 18″ range, which visually elongate walls and add a custom, designer feel.
Texture and dimension: 3D surfaces, wave patterns, feathered reliefs, and sculptural profiles that turn tile into art.
Gloss is back—selectively: Not the high-shine of the early 2000s, but refined, almost hand-glazed finishes that catch the light.

From a resale perspective, these trends strike a nice balance: distinctive enough to feel special, but grounded enough to appeal to a broad buyer pool.

My Personal Favorite (Yes, I Have One, ok TWO)

If I had to pick the standout looks I’m loving right now, it would be:

Feather-style or softly textured tiles in feel-good green tones or Derby Bronze, in a 2″ x 18″ format—especially the glossy earth-tone options from MSI’s Flamenco collection.

Why this works so well:

The color: Greens and bronzes read as calming, upscale, and timeless. They photograph beautifully (a big deal for listings).
The size: That 2″ x 18″ format is incredibly versatile—perfect for kitchen backsplashes, shower walls, fireplace surrounds, or even a dramatic powder room.
The finish: The gentle gloss in MSI’s Flamenco line adds depth without screaming “shiny,” which buyers often find more sophisticated.

In plain terms? These tiles feel curated, not trendy—and that’s exactly where you want to be if resale matters.

Dimensional & 3D Tiles: Stunning, But Read This First

One of the most talked-about trends at TISE—and something IBS expanded on, is dimensional tile. Waves, ripples, flutes, feathers, and sculpted patterns are everywhere.

✅ Pros

Visual impact: A 3D tile wall instantly becomes a focal point.
Luxury feel: These designs are often associated with high-end custom homes and boutique hotels.
Great for small doses: Feature walls, niches, backsplashes, or powder rooms shine with texture.

⚠️ Cons (This Is Where My Realtor Brain Kicks In)

Cleaning & dusting:
- Raised surfaces and wave patterns can collect dust, grease, or soap residue, especially in kitchens and bathrooms.
- Matte 3D tiles may show buildup faster than glossy ones.
Maintenance time:
- Flat tile = quick wipe.
- Dimensional tile = toothbrush-level detail cleaning (I’m only half joking).
Overuse risk:
- Too much texture can overwhelm a space and narrow buyer appeal.

My advice: Use 3D tiles strategically. One statement wall done well adds value. Too many, and it can feel like a design obstacle for future buyers.

Glossy vs. Matte: A Quick Reality Check

Another question I hear a lot: “Is glossy tile hard to live with?”

Glossy tiles
- ✔ Easier to wipe clean
- ✔ Reflect light (great for smaller or darker spaces)
- ✖ Show water spots and fingerprints more easily
Matte tiles
- ✔ Hide smudges and water marks
- ✔ Feel modern and understated
- ✖ Can hold onto dust or grime in textured surfaces

This is why I’m drawn to soft-gloss, hand-glazed looks like those in the Flamenco collection—they truly sit in the sweet spot.

2026 Tile Comparison Chart

Design, Maintenance & Resale Perspective

Tile Type	Description & Look	Best Uses	Pros	Cons	Maintenance Level	Buyer / Resale Appeal
Feather‑Style Dimensional Tile (Green Tones)	Soft, nature‑inspired relief pattern with subtle movement; calming greens	Accent walls, powder rooms, spa bathrooms, niches	• High design impact • Organic, calming feel • Photographs beautifully	• Texture can collect dust • Not ideal behind cooktops	Medium	High – when used as a feature; feels custom and upscale
Glossy Earth‑Tone Tile (Derby Bronze Look, 2″ x 18″)	Elongated tile with glossy glaze; warm bronze/earth tones (inspired by MSI Flamenco collection)	Kitchen backsplashes, shower walls, fireplaces	• Reflects light • Easy wipe‑down • Timeless yet current	• Shows water spots if not wiped • Gloss not for every taste	Low	Very High- safe, elegant, widely appealing
3D Wave / Sculptural Tile	Dramatic raised wave or ripple texture; modern and artistic	Statement walls, powder rooms, entry features	• Strong wow factor • Luxury, boutique‑hotel vibe	• Dust and grease can settle in grooves • Requires detailed cleaning	Medium–High	Moderate to High- if limited to one focal area
Flat Matte Tile (Low Texture)	Smooth, understated surface with no relief	Floors, full showers, kitchens, large wall areas	• Easiest to clean • Hides fingerprints • Works everywhere	• Less visual drama • Can feel plain alone	Very Low	Consistently High- safe, neutral, buyer‑friendly
Textured / Linear Dimensional Tile (Non‑Wave)	Subtle ridges or linear texture; less dramatic than waves	Modern kitchens, fireplaces, feature strips	• Adds depth without overpowering • Contemporary look	• Still collects some dust • Alignment matters during install	Medium	High- when used thoughtfully

Realtor Tip for Homeowners & Sellers

If resale is even remotely on your radar, my rule of thumb is:

One statement tile + supporting neutral tiles = maximum impact, minimum risk

That’s why combinations like:

Feather‑style green tile on one wall
paired with glossy 2″ x 18″ bronze or earth‑tone tile elsewhere

They work so well—these tiles feel special but not polarizing.

What This Means for Home Value

From a market standpoint, the 2026 tile trends I’m seeing check three important boxes:

They photograph well (huge for online listings)
They feel current without being risky
They allow personalization without full renovation

If you’re updating a home you plan to sell in the next few years—or even just want to love where you live—these new collections offer smart, stylish options.

Final Thoughts from Your Neighborhood Realtor

Tile may seem like a small decision, but it has an outsized impact on how a home feels, functions, and sells. The collections emerging from TISE and IBS show us that 2026 design is about texture with intention, color with warmth, and style that still respects real life.

If you’re considering a remodel, prepping a home for sale, or just want to talk design before making a move, you know where to find me. I’m always happy to help you choose finishes that love you back—and impress the next buyer too.

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • March 9, 2026

Fort Lauderdale February 2026 Area Report

by Annette Dammeyer

Fort Lauderdale February 2026 real estate statistics have been published.

Fort Lauderdale Area Reports

Single Family Homes

Condominium & Townhouses

Fort Lauderdale Real Estate Market — February 2026

The February 2026 Fort Lauderdale real estate market shows contrasting trends between single-family homes and condos/townhomes, driven by declining inventory, shifting buyer behavior, and price stabilization.

Single-Family Homes

Inventory continues tightening, with new listings down 37.5% year-over-year (288 vs. 461). Despite fewer homes available, closed sales increased 5.7%, signaling strong buyer demand. Prices remained relatively stable:

Median sold price: $722,500 (↓1.7%)
Average sold price: $1.46M (↑2.87%)
Median days on market: 51 (↓13.6%)

Sellers maintain an advantage in the mid‑to‑high‑end market, with a 94.9% list-to-sold ratio.

Condo / Townhome Market

The condo market also experienced a sharp decline in new listings (down 36.9%), but sales jumped 11.1% year-over-year, creating upward pressure in certain sub‑markets. Price activity was mixed:

Median sold price: $477,687 (↓14.7%)
Average sold price: $710,758 (↓6.3%)
Days on market: 87 (↑31.8%)

While buyers have more negotiation power due to increasing DOM, the overall reduction in new listings indicates demand remains solid.

Market Snapshot

Across both segments, reduced inventory and consistent buyer activity are creating a competitive landscape, especially for well‑priced, turnkey properties. Luxury and waterfront listings in Fort Lauderdale continue to attract strong interest.

Commonly asked questions while reviewing the reports:

What is the difference between “Median Sales Price” and “Average Sales Price”?

Median Sales Price | Price of the “”middle”” property sold -an equal number of sales were above and below this price.

Average Sales Price | Average sales price for all properties sold.

What does “Absorption Rate” mean?

Absorption Rate | Looks at the past year’s monthly supply of inventory. In a normal market there should be a 6 month supply. The higher the rate above 6 the more aggressive a seller has to be with the competition; price and having a picture perfect property.

In this housing market in SE Florida, you need to work with an experienced and knowledgeable real estate professional. Please contact me if you would like to be sent updated market reports for YOUR specific neighborhood, Fort Lauderdale, or another SE Florida city. We can discuss the market, current trends and how we can work together to accomplish your real estate goals. I am 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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Home Sellers and Buyers • March 1, 2026

SE Florida Market Snapshot – February 2026

by Annette Dammeyer

Market Trends in SE Florida

Fort Lauderdale
Wilton Manors
Hollywood
Dania Beach
Hallandale Beach

These take into account all property types (Single Family Homes/Condos/Townhomes).

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Home Buyers • Home Sellers and Buyers • Homeowner • February 27, 2026

March 2026 ~ Flood Guide, Indoor Plants, Small Spaces & Market Insights

by Annette Dammeyer

March 2026 Newsletter

Welcome to Your March 2026 Real Estate & Lifestyle Update!

Hello Friends and Neighbors,

As we welcome March, I’m excited to share another month of insights, inspiration, and helpful resources to support you in creating a safer, more comfortable, and more beautiful home here in Broward County. Our community continues to show incredible resilience and creativity, and this month’s topics are all about empowering you with practical knowledge and fresh ideas.

In this issue, we’re diving into flooding preparedness with an expanded guide tailored specifically to Broward County. I’ve included key information on understanding local flood zones, recognizing different types of water damage, and navigating flood insurance options—all essential tools for protecting your home and staying ahead of South Florida’s unpredictable weather.

We’re also brightening things up indoors with a roundup of the best low‑maintenance indoor plants that thrive in South Florida homes. For those thinking more sustainably, you’ll find an introduction to urban rainwater harvesting, a smart, eco‑friendly way to manage stormwater and support your garden. And if you’re working with a smaller home or condo, you’ll enjoy my section on designing for small spaces, filled with ideas to help you make the most of every square foot.

As always, I’ve also included local market area real estate reports to keep you informed on the latest trends, shifts, and opportunities happening right in your neighborhood. Staying updated helps you make confident decisions—whether you’re thinking of buying, selling, investing, or simply keeping a pulse on your community.

Wishing you a bright, inspired, and connected March!

Homeowner Flood Guide: Broward County

Homeowner Flood Guide for Fort Lauderdale: FEMA maps, flood insurance …

View More

National Stories

The Best Indoor Plants for Your Home

Discover the best indoor plants for every room. Find low-maintenance g…

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Rainwater Harvesting Systems for Urban Homes

Discover how rainwater harvesting systems can help urban homeowners co…

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Designing for Small Spaces: Maximize Your Home’s Potential

Maximize small spaces by organizing your layout, opting for multi-use …

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Real Estate Updates | Area Reports | January 2026

Broward County | Hollywood

View Report

Broward County | Fort Lauderdale

View Report

Broward County | Dania Beach

View Report

As we wrap up this month’s edition, I hope these insights bring both inspiration and practical value to your daily living. Thank you for being part of this community. I’m always here as a resource, whether you’re improving the space you’re in or exploring a new one. Wishing you a bright and beautiful month ahead!

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Home Buyers • Home Sellers and Buyers • Homeowner • February 21, 2026

Homeowner Flood Guide: Broward County

by Annette Dammeyer

Understanding Flooding in Southeast Florida: What Fort Lauderdale and Surrounding Homeowners Need to Know (2026 Guide)

Flooding has always been part of life in Southeast Florida—but recent climate shifts, updated FEMA flood maps, and major changes to flood insurance are now reshaping what it means to own a home here. Whether you’re a long‑time local or a recent transplant to Fort Lauderdale, understanding your flood risk and insurance options is essential for protecting your home and financial security.

This guide brings together the latest information on flooding concerns, insurance changes, FEMA map updates, and how to find your flood zone, along with links to official tools and local contacts.

This Homeowner Flood Guide is your quick, local primer on Fort Lauderdale and Broward County flood insurance, updated FEMA maps, and what to do before the next high tide. In this Homeowner Flood Guide, I explain coverage basics, “seepage” vs. true flood damage, and practical steps to protect your home and investment.

1. Why Flooding Is Getting Worse in Southeast Florida

Compound Flooding Is Now the New Normal

A groundbreaking Broward County study revealed that flooding in our region is no longer caused by rainfall alone. Today, rainfall, rising seas, king tides, and even groundwater rising from below combine to create compound flooding—leading to more widespread and frequent water intrusion in neighborhoods that previously stayed dry.

Many drainage canals—some more than 80 years old—can no longer drain effectively during high tides, causing backups inland and making even light rainstorms more disruptive.

Aging Infrastructure Is Falling Behind

South Florida’s flood control system was designed decades ago to manage 7–12 inches of rain in 24 hours—conditions that no longer reflect today’s climate realities. Annual flood risk in vulnerable areas has increased from under 4% to over 20%, meaning homeowners face significantly higher odds of experiencing flooding each year.

2. How Flooding Affects Fort Lauderdale Homeowners

Flooding impacts more than just the structure—it affects your home’s value, insurance costs, and long‑term financial stability.

Common Types of Damage

Foundation cracking and settlement
Electrical and HVAC system failure
Mold growth from prolonged moisture
Damage to pools, landscaping, and seawalls
Repeated standing water affecting driveways and garages

Even neighborhoods on “high ground” have reported rising groundwater flooding, especially after large storms.

3. Flood Insurance in 2026: What’s Changed

Risk Rating 2.0: FEMA’s New Pricing Model

Flood insurance pricing is no longer dictated solely by flood zones. Under Risk Rating 2.0, premiums now reflect a property’s individual flood risk based on:

Distance to water
First‑floor elevation
Flood frequency and severity
Cost to rebuild

While some homeowners have seen premiums decrease, others—particularly in coastal or high-value areas—are experiencing annual increases of up to 18% (the legal cap).

NFIP (National Flood Insurance Program) Highlights for Florida

Roughly two-thirds of older pre‑FIRM (Flood Insurance Rate Maps) homes see some premium decrease.
Higher‑value homes or homes near tidal waters tend to see increases.

Growing Popularity of Private Flood Insurance

Private insurers can sometimes offer:

Higher coverage limits
Additional living expense coverage
More flexible pricing

For many Fort Lauderdale homes—especially condos and waterfront properties—private flood insurance is now worth comparing.

3A. Understanding Flood Insurance: “Seeping” vs. Water Damage

Flood insurance can feel confusing, especially when terms like “water damage,” “seepage,” “intrusion,” or “flood loss” are used interchangeably. Here’s a clear, homeowner‑friendly explanation of how these concepts usually play out in policies:

What Flood Insurance Typically Covers

Flood insurance—whether through the National Flood Insurance Program (NFIP) or a private insurer—is designed primarily to protect you from sudden, temporary, external flooding events, such as:

Water rising from outside the home
Street or neighborhood flooding after heavy rainfall
Canal, lake, or Intracoastal overflow
King tides and storm surge pushing water inland

In short: flood insurance focuses on unexpected flooding caused by natural events, not long‑term maintenance issues.

What “Seepage” Usually Means

“Seepage” (also called gradual intrusion or slow water penetration) refers to moisture that enters over time—for example:

Water wicking through foundation cracks
Dampness around windows/doors due to aging seals
Groundwater slowly migrating into slabs, garages, or crawlspaces
Humidity/condensation‑related moisture

Most policies treat slow seepage as a maintenance issue, which is generally not covered—either by standard homeowners insurance or by flood insurance.

Flood Damage vs. Seepage: The Key Difference

✔️ Flood damage (often covered): A sudden event with a definable cause (e.g., a storm, surge, or rapid accumulation) that affects the area around you—not just your home.
❌ Seepage (often excluded): A gradual process linked to property condition or site drainage, not a single, sudden weather event.

Why This Matters in Southeast Florida

Because our region features high groundwater and porous limestone, homes may experience both sudden flooding and slow moisture intrusion. Knowing the difference helps you:

Ask the right questions when buying or renewing coverage
Avoid claim surprises tied to “gradual damage” exclusions
Target maintenance (grading, sealing, drainage) that reduces moisture risks

Practical Steps to Reduce Seepage Risks

Reseal windows/doors and repair stucco or slab cracks
Maintain gutters and extend downspouts away from the foundation
Regrade soil to slope away from the house
Consider French drains, sump pumps, vapor barriers, or waterproof membranes

Pro tip: Document your maintenance (photos/receipts). Good records can support your claim when a sudden flood event does occur.

(Note: Policy terms vary. Always review your declarations and endorsements with a licensed agent for specifics.)

4. FEMA Flood Map Updates: Broward County & Fort Lauderdale

New FEMA Maps Effective July 31, 2024

Broward County residents are now subject to updated Flood Insurance Rate Maps (FIRMs), which expanded the Special Flood Hazard Areas (SFHAs) and adjusted many Base Flood Elevations (BFEs).

In Hollywood alone, over 11,000 properties were newly placed into high‑risk zones, requiring flood insurance for federally backed mortgages and mandating higher construction elevations.

What This Means for You

If your home’s zone changed, you may now:

Be required to carry flood insurance
Face higher premiums
Need elevation documentation for remodeling or rebuilding

Checking your updated zone is crucial (see links below).

5. How to Find Your Flood Zone (Step‑By‑Step)

Below are the official, most accurate tools available to Broward County and Fort Lauderdale homeowners.

A. Fort Lauderdale GIS Flood Zone App (City Tool)

This is one of the best local tools for residents:
👉 https://www.fortlauderdale.gov/government/departments-a-h/development-services/building-services/flood/flood-risk-information
Use it to:

Look up flood zones by address
View local SFHAs
Download zone information for insurance or permitting

B. Broward County Flood Zone Map (County Tool)

For countywide 2024 FEMA maps:
👉 https://www.broward.org/Environment/FloodZoneMaps/Pages/Default.aspx

Includes:

Updated maps effective July 31, 2024
Contact information for your Community Floodplain Manager

C. FEMA Flood Map Service Center (National Tool)

Use FEMA’s official link to search your exact address:
👉 https://msc.fema.gov/portal/search

This is the definitive source lenders use for mortgage requirements.

D. Broward County FEMA 2024 Interactive Map (Experience Builder App)

Offers parcel‑specific BFEs and legacy/comparison maps:
👉 https://experience.arcgis.com/experience/8dfc61c972e148f8b12953ddffe299c9/

6. Who to Contact for Help (Local & Federal)

Fort Lauderdale Floodplain Group

Email: PCardenas@FortLauderdale.gov
Great for:

Flood zone questions
Elevation certificates
Flood risk reports

Broward County Community Floodplain Manager

Found via the county’s flood map site:
👉 https://www.broward.org/Environment/FloodZoneMaps/Pages/Default.aspx

FEMA Mapping & Insurance Exchange

Phone: 1‑877‑336‑2627
Email: FEMAMapSpecialist@riskmapcds.com

Your Local Insurance Agent

Ideal for comparing NFIP vs. private flood insurance pricing. (I have excellent referrals if needed.)

7. How to Prepare Your Home for Flooding

Elevate Utilities & Equipment

FEMA now recommends (and some insurers require) that HVAC units, electrical panels, and batteries be elevated at least one foot above the BFE (Base Flood Elevation).

Improve Drainage

Keep gutters and downspouts clear
Install French drains or sump pumps
Ensure grading slopes away from the home

Use Flood‑Resistant Materials

Especially during renovations—this can reduce your claim risk and insurance costs.

Store Documents Safely

Keep insurance documents and IDs in waterproof containers or digital cloud storage.

8. Final Thoughts for Our SE Florida Community

Flooding in Southeast Florida is evolving quickly—but with the right information, preparation, and insurance strategy, homeowners can stay ahead of the risk. Understanding your flood zone, reviewing updated FEMA maps, and comparing insurance options are some of the most important steps you can take to protect your home and your long-term financial stability.

As a local experienced real estate professional, my goal is to empower our community with the knowledge we all need to protect our homes, our investments, and our peace of mind. Flooding is a growing reality in Southeast Florida, but staying informed puts you one step ahead. I’m always here to help—whether you’d like guidance understanding your flood zone, need trusted resources, or want to explore how these changes may affect your property. Please feel free to reach out anytime; it would be my pleasure to support you and our beautiful coastal community.

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Homeowner • February 10, 2026

File Your 2026 Homestead Exemption by March 2nd

by Annette Dammeyer

📌 🟥 Deadline to File Your 2026 Homestead Exemption

Timely Filing: March 2, 2026
Late Filing Window: Until September 18, 2026 (THIS IS THE FINAL DEADLINE)

✅ Who Qualifies?

You must own and occupy your property as your permanent residence as of January 1, 2026.
Florida residents are eligible for up to $50,000 in assessed value exemption:
- First $25,000 applies to all property taxes
- Additional $25,000 applies to non-school taxes

🧾 Required Documents to File

Be prepared to submit the following with your application:

Proof of Ownership: Deed, closing statement, or proprietary lease
Proof of Permanent Residency: As of January 1 – your primary residence
Identification:
- Florida Driver’s License or ID
- Valid Voter Registration or alternative Address Declaration
For non-citizens: documents to establish permanent residency
Additional documentation (if requested): Social Security number(s), previous state ID, proof of vehicle registration, utility bills, etc.

🌐 How to File

File online through the Broward County Property Appraiser’s website:
🔗 https://web.bcpa.net

Alternatively, file in person or by mail at the Property Appraiser’s office in downtown Fort Lauderdale. Be sure to bring all required documentation or submit the scanned copies when filing online.

⚠️ Why It’s Critical

☑️ Immediate Savings on your property tax bill
📉 Long-Term Protection under the “Save Our Homes” cap (limits annual assessed value increases to 3%)
💡 You must apply by March 2 for timely consideration — late filings accepted only through September 18

🔔 Act Now – Don’t Miss Out!

Ensure peace of mind and maximize your tax savings. If you’ve recently closed on a home in 2025, act quickly—your timely filing window is closing soon.

📞 For questions, contact the Broward County Property Appraiser at (954) 357-6830 or email mmartykiar@bcpa.net

📌 Reminder:

🟥 Timely deadline: March 2, 2026
🟥 Final deadline (late filing only): September 18, 2026

Secure your financial benefit today! 💸

Filing for your Florida Homestead Exemption is a smart step toward protecting your investment and saving on property taxes. As your local real estate expert, I’m always here to help—whether you have questions about exemptions, buying or selling a home, or anything in between. Don’t hesitate to reach out—I’m just a call or message away and always happy to be a resource for you!

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • February 9, 2026

Fort Lauderdale January 2026 Area Report

by Annette Dammeyer

Fort Lauderdale January 2026 real estate statistics have been published.

Fort Lauderdale Area Reports

Single Family Homes

Condominium & Townhouses

📊 Fort Lauderdale Market Snapshot — January 2026 Highlights

🏡 Single‑Family Homes

Inventory is down sharply: New listings fell ~39% year over year, keeping supply tight.
Prices continue to rise:
- Median sold price increased to $835,000 (+4.4% YoY).
- Average sold price climbed to $1.65M (+5.8% YoY).
Homes are selling close to list price: Sellers received about 95% of list price on average.
Market pace is steady:
- Median days on market: 48 days
- Average days on market improved to 71 days (faster than last year).

🏢 Condos & Townhomes

Significant drop in new listings: Down ~44% year over year, tightening condo inventory.
Strong price growth:
- Median sold price rose to $430,000 (+12.3% YoY).
- Average sold price jumped to $770,178 (+29% YoY).
Sales volume slightly lower, but pricing remains resilient.
Longer selling timeline:
- Average days on market increased to 112 days, indicating buyers are taking more time.

🔑 Overall Takeaway

Low inventory + rising prices continue to define the Fort Lauderdale market.
Sellers still hold an advantage, but pricing and presentation matter more than ever.
Buyers face fewer choices, especially in desirable areas, reinforcing the importance of strategy and timing.