Understanding the New Appraisal Process

by Annette Dammeyer

Understanding the New Appraisal Process: UAD 3.6 and the Redesigned Appraisal Report

If you’re buying, selling, refinancing, or investing in real estate, a major change is underway in the mortgage and appraisal industry. Fannie Mae and Freddie Mac have introduced the new Uniform Appraisal Dataset (UAD) 3.6 and a completely redesigned appraisal reporting system that modernizes how residential property valuations are completed and delivered. This change affects appraisers, lenders, mortgage brokers, Realtors®, buyers, and sellers across the country, including here in Southeast Florida.

What Is UAD 3.6?

The Uniform Appraisal Dataset (UAD) is the standardized format appraisers use when preparing appraisal reports for loans sold to Fannie Mae and Freddie Mac. The goal is to ensure consistency, improve data quality, and make appraisal information easier to analyze electronically.

The previous version, known as UAD 2.6, relied heavily on traditional static forms and narrative comments. Under the new UAD 3.6 standard, appraisal data is more structured, detailed, and consistent across all residential property types. The updated framework aligns with the mortgage industry’s MISMO® 3.6 data standards and introduces a more data-driven approach to reporting.

Why Was the Appraisal Process Changed?

The appraisal forms most of the industry has used for decades were designed long before today’s digital lending environment.

Fannie Mae and Freddie Mac identified several challenges with the older system:

Important information often ended up buried in narrative comments.
Different appraisers could report similar properties differently.
Static forms were not flexible enough for today’s diverse housing inventory.
Lenders and investors needed more consistent data for risk assessment and quality control.

The redesigned system addresses these issues by creating a more uniform, transparent, and technology-friendly reporting process.

What’s Different About the New Appraisal Report?

One Dynamic Report Replaces Multiple Forms

Historically, appraisers selected from various forms depending on the property type, such as:

Form 1004 for single-family homes
Form 1073 for condominiums
Other specialized forms for exterior-only or hybrid appraisals

Under UAD 3.6, these legacy forms are replaced by a single dynamic Uniform Residential Appraisal Report (URAR) that adapts based on the property being appraised.

More Detailed Property Data

The new format collects substantially more structured information, including:

Property characteristics
Site information
Construction quality
Condition ratings
Market trends
Comparable sales analysis
Neighborhood influences

Instead of relying on lengthy narrative explanations, appraisers complete required data fields designed to improve consistency across reports.

Enhanced Photo and Image Requirements

The redesign places greater emphasis on photographic documentation and visual evidence, helping lenders and reviewers better understand the property’s condition and marketability.

When Does UAD 3.6 Take Effect?

The transition has been occurring in phases, with the industry moving toward mandatory adoption. Fannie Mae and Freddie Mac established a UAD 3.6 mandate beginning November 2, 2026, with limited policy exceptions available for certain lenders completing their transition.

How UAD 3.6 Impacts Southeast Florida

For homeowners, buyers, and sellers in Broward, Palm Beach, and Miami-Dade Counties, these changes can be particularly significant because Southeast Florida contains many unique property types and market influences.

Waterfront Properties Will Receive More Granular Analysis

South Florida’s luxury market includes:

Deep-water homes
Intracoastal properties
Oceanfront residences
Gated waterfront communities
Properties with private dockage

Under UAD 3.6, appraisers have expanded data collection tools that allow them to better document unique characteristics such as:

Water frontage
Dock facilities
Boating access
View premiums
Property-specific site influences

This could result in more transparent reporting for luxury waterfront homes in communities such as Coral Ridge, Las Olas Isles, Rio Vista, Harbor Beach, Lighthouse Point, and Boca Raton waterfront neighborhoods.

Condominiums May See More Detailed Reporting

Condominium valuation has become increasingly important throughout Southeast Florida following new structural integrity and reserve requirements enacted after the Surfside tragedy.

The enhanced reporting framework allows appraisers to capture more standardized information about:

Condominium projects
Building characteristics
Unit features
Market trends
Comparable sales

While the new appraisal process does not replace lender condo reviews, it provides more consistent data that can assist in evaluating condominium properties throughout cities like Fort Lauderdale, Hollywood, Miami, Sunny Isles Beach, Boca Raton, and West Palm Beach.

Flood Risk and Environmental Factors Become More Important

Southeast Florida buyers increasingly ask about:

Flood zones
Flood insurance requirements
Sea level concerns
Drainage issues
Water intrusion history

Although appraisers do not perform environmental inspections, UAD 3.6’s enhanced data structure creates more opportunities to document site characteristics and neighborhood influences that affect marketability and value.

As flood risk continues to influence buyer behavior and insurance costs, lenders and investors are placing greater emphasis on reliable property data.

Greater Consistency in Rapidly Changing Markets

South Florida has experienced dramatic price appreciation, inventory fluctuations, rising insurance costs, and changing buyer preferences over the last several years.

The redesigned appraisal report aims to:

Reduce ambiguity
Improve data consistency
Strengthen comparable sale analysis
Improve review efficiency

This may help appraisers and lenders better navigate dynamic markets like Fort Lauderdale, Delray Beach, Boca Raton, Palm Beach Gardens, Hollywood, and Miami.

What Buyers and Sellers Should Expect

For Sellers

The new system means property features and improvements will be documented more systematically.

Sellers should:

Maintain records of renovations and permits.
Provide documentation of major upgrades.
Keep receipts for significant improvements.
Ensure appraisers have access to all property features.

This can help appraisers accurately capture value-enhancing characteristics.

For Buyers

Expect appraisal reports to become more comprehensive and data driven.

The process may improve transparency regarding:

Property condition
Market comparisons
Location influences
Value conclusions

For Real Estate Agents

Agents will want to provide appraisers with:

Accurate sales data
Improvement lists
Neighborhood insights
Information on unique property features

The more complete the information available, the easier it becomes for appraisers to accurately represent a property’s market position.

Bottom Line

The introduction of UAD 3.6 and the redesigned Uniform Residential Appraisal Report (URAR) represents the most significant appraisal modernization effort in decades. By replacing outdated forms with a dynamic, data-driven reporting system, Fannie Mae and Freddie Mac aim to improve consistency, transparency, and appraisal quality across the mortgage industry.

For Southeast Florida homeowners, buyers, and sellers, the changes are especially relevant due to the region’s unique mix of waterfront properties, luxury homes, condominiums, flood-related considerations, and rapidly evolving market conditions. While the appraisal process may look different behind the scenes, the ultimate goal remains the same: providing a credible and accurate opinion of value that reflects today’s marketplace.

As a local real estate professional, I believe staying informed is one of the best ways to make confident real estate decisions. The new UAD 3.6 appraisal process is designed to bring greater transparency, consistency, and accuracy to property valuations, and understanding these changes can help buyers, sellers, and homeowners better navigate today’s market.

Reach out anytime for trusted guidance, local market insight, and personalized real estate advice.

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 • November 9, 2026

Fort Lauderdale October 2026 Area Report

by Annette Dammeyer

Fort Lauderdale October 2026 real estate statistics have been published.

Single Family Homes

Condominium & Townhouses

Fort Lauderdale Housing Market at a Glance

The October Area report shows that the Fort Lauderdale real estate market remains active in 2026, with home prices continuing to rise while the number of new listings and sales has declined compared to last year. This suggests buyers have more negotiating power than during the peak market years, but desirable properties are still retaining strong values.

Single-Family Homes

Median home sale price increased to $622,500, up 15.4% from October 2025.
Year-to-date median sale price reached $605,000, up 3.4% year over year.
New listings dropped 34.8%, meaning fewer homeowners are putting properties on the market.
Home sales decreased 5.8% compared to last October.
Homes sold in a median of 47 days, faster than last year’s 56 days.
Sellers received about 95% of their asking price on average.

Condos and Townhomes

Median sale price held steady at $450,000 compared to last year.
Year-to-date median sale price rose to $475,000, an 8.9% increase from 2025.
New listings fell 38.9% year over year.
Condo and townhome sales declined 7.9%.
Properties sold faster, with median time on market improving from 90 to 65 days.
Sellers received approximately 94% of asking price.

What This Means for Buyers and Sellers

For Buyers

More inventory and longer market times than during the pandemic boom create opportunities to negotiate.
Price growth has slowed in some segments, especially condos, offering more options and value.

For Sellers

Home values remain strong, particularly in the single-family home market.
Proper pricing is critical because buyers are more selective and have more choices than in previous years.

Key Takeaway

Is now a good time to buy or sell a home in Fort Lauderdale?
Yes. The Fort Lauderdale housing market in October 2026 shows rising home values, declining new listings, and steady buyer demand. Single-family homes continue to appreciate strongly, while condos and townhomes offer buyers more negotiating opportunities. Sellers can still achieve strong prices when homes are competitively priced and well-presented.

Whether you’re searching for current Fort Lauderdale home values, considering selling, or looking for the right time to buy, local market knowledge is essential. As an experienced Fort Lauderdale REALTOR®, I’m here to help you make confident decisions with up-to-date market data. Reach out anytime for a personalized market analysis or to discuss what today’s market means for your property and future real estate plans.

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 • November 2, 2026

SE Florida Market Snapshot – October 2026

by Annette Dammeyer

SE Florida Market Snapshot – October 2026

Snapshot of Today’s Broward County Market

What is the overall real estate market doing in Southeast Broward County?

Across Southeast Broward County, inventory levels have increased significantly, giving buyers more choices than we’ve seen in recent years. Home sales have slowed across nearly every market, but sellers are still receiving approximately 94% to 98% of their asking price when homes are priced appropriately.

Fort Lauderdale continues to lead the area with rising home values, while Dania Beach, Hollywood, Hallandale Beach, and Wilton Manors are seeing more balanced conditions with additional inventory and greater opportunities for buyers. Overall, we’re transitioning from an ultra-competitive seller’s market to a healthier, more balanced market where strategy, pricing, and local expertise matter more than ever.

Fort Lauderdale

Home values remain strong, with average sales prices up 11% year-over-year. While buyers have more homes to choose from and sales volume has slowed, desirable and well-priced properties are still attracting serious interest.

Wilton Manors

Buyers have more negotiating power as inventory continues to grow. Although sales activity has slowed and prices have softened, correctly priced homes are still finding motivated buyers.

Hollywood

Hollywood remains an active market, but inventory has grown significantly, creating more competition among sellers. Average sales prices are down from last year, while buyers benefit from increased selection and negotiating opportunities. Well-priced homes continue to attract attention and achieve strong sale-to-list price ratios

Dania Beach

Dania Beach continues to see increased inventory, giving buyers more choices than we’ve seen in recent years. Home prices have softened slightly, and sellers are receiving about 97.5% of their list price. For buyers and sellers alike, proper pricing and local market knowledge are more important than ever.

Hallandale Beach

The Hallandale Beach market remains favorable for buyers, with a large amount of inventory available and fewer homes changing hands. While the average sales price has decreased, sellers are still achieving about 95% of their asking price on average. If you’re considering buying, you may have more negotiating power and more options to choose from.

**The following Snapshots take into account all property types (Single Family Homes/Condos/Townhomes).

If you’re a buyer, this may be one of the best opportunities we’ve seen in recent years to explore your options and negotiate favorable terms. If you’re a seller, today’s market rewards accurate pricing, strong presentation, and a thoughtful marketing strategy. Every neighborhood is behaving a little differently, which makes hyper-local guidance more valuable than ever. Reach out anytime for personalized guidance and local market insights tailored to your 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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • Home Buyers • Home Sellers and Buyers • Homeowner • October 29, 2026

November 2026 ~ Holiday Real Estate, Host Gifts & Homebuying Pre-Offer Tips

by Annette Dammeyer

November is one of my favorite times of year in Southeast Florida. As the weather becomes more comfortable and the holiday season begins, many of us are gathering with family and friends, preparing our homes for guests, and looking ahead to the new year.

In this month’s newsletter, I’m sharing ideas and insights to help you make the most of the season. You’ll find thoughtful and unique gift ideas for holiday hosts, bedroom design tips that can help create a more restful and relaxing space, and a practical checklist for buyers who are preparing to make an offer on a home.

My featured article explores a question I hear every year: “Should I wait until after the holidays to buy or sell a home?” Surprisingly, the holiday season can be one of the most advantageous times to make a move. I’ve found that the people who are actively buying or selling during the holidays are often the most motivated, serious, and ready to get a transaction successfully from contract to closing. In many cases, less competition and more focused decision-making can create opportunities that aren’t always available during the busy spring market. As always, I have included the Area Market Reports to keep you updated on how the real estate market is doing in your community.

Warm regards,

Annette Dammeyer

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Broward County | Fort Lauderdale

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Broward County | Hollywood

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Broward County | Dania Beach

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Whether you’re preparing your home for holiday guests, thinking about a move, or simply looking for inspiration this season, I hope you’ll find something helpful in this month’s edition. As always, if you have questions about the local market or your real estate plans, I’m here to help and only a phone call, text, or email away.

⇒ 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 • October 26, 2026

Buying or Selling During the Holiday Season? Are You SERIOUS?

by Annette Dammeyer

Buying or Selling During the Holiday Season? Are You SERIOUS?

Well, yes. You probably are.

Because let’s be honest, if you’re looking at homes, scheduling showings, preparing your home for sale, meeting with lenders, or reviewing offers during the busiest time of the year, you’re likely not doing it just for fun.

That’s exactly why I have always liked the holiday market.

After 13 years helping buyers and sellers, I’ve seen some of the most successful transactions happen between Thanksgiving and New Year’s. While many people assume real estate slows down during the holidays, I’ve often found that the buyers and sellers who remain active at this time of year are among the most motivated, focused, and committed people in the market.

They typically have a reason for moving, a timeline they’re working toward, and a genuine desire to get a contract signed and the deal closed.

That motivation creates opportunities for both sellers and buyers. If you’ve been wondering whether you should wait until spring, here are some reasons why the holiday season may actually be one of the best times to make your move in Southeast Florida.

Why Selling During the Holiday Season Can Be a Smart Move

1. Holiday Buyers Are Serious Buyers

This is perhaps the biggest advantage for sellers.

People searching for homes during the holidays are usually doing so because they need to move. They’re not casually browsing open houses to pass the time. They’re often relocating for work, moving closer to family, trying to take advantage of year-end tax benefits, or hoping to be settled into a new home before the new year begins.

In my experience, buyers who are actively shopping during the holiday season are often ready to make decisions and move forward quickly when they find the right property.

2. Less Competition Means More Visibility

Many homeowners decide to wait until January or spring to list their homes. While that can seem like the safer option, it also means competing with a larger number of new listings.

By listing during the holiday season, your home may receive more attention simply because there are fewer properties available. When inventory is lower, serious buyers have fewer options, making your home stand out.

3. Your Home Feels Warm and Inviting

The holidays naturally create a welcoming atmosphere. Tasteful seasonal décor, warm lighting, and festive touches can help buyers connect emotionally with a property.

When buyers can picture themselves celebrating future holidays with family and friends in a home, it often leaves a lasting impression.

4. Southeast Florida Attracts Year-Round Buyers

Unlike many parts of the country, Southeast Florida remains active throughout the year. We continue to attract buyers relocating from the Northeast, Midwest, and West Coast, as well as seasonal residents looking for a warm-weather lifestyle.

Many of these buyers arrive during the holiday season and are eager to find a home before the start of the new year.

5. Motivated Sellers Often Achieve Faster Results

If you’ve made the decision to keep your home on the market during the holidays, you’re likely serious about selling. Buyers recognize that. When both parties share the goal of getting a transaction completed, negotiations often become more productive and efficient.

Why Buying During the Holiday Season Can Be a Great Opportunity

1. Holiday Sellers Are Usually Serious Too

Just as buyers are motivated, sellers who keep their homes on the market during the holidays are often highly motivated to reach the closing table.

Many have already purchased another property, are relocating, downsizing, or have a timeline they want to meet before year-end.

For buyers, that can create opportunities for productive negotiations and smoother transactions.

2. There Is Usually Less Buyer Competition

Spring is traditionally known for increased buyer activity. That often means competing offers and increased pressure.

During the holiday season, there are typically fewer buyers searching. While inventory may be somewhat lower, buyers often have a better chance of finding a property without getting caught in a bidding war.

3. Transactions Can Move Efficiently

One of the things I’ve noticed over the years is that holiday transactions often involve people who are focused on achieving a specific goal.

Sellers want to sell. Buyers want to buy. Everyone involved understands the timeline and is motivated to keep the process moving.

When you have serious parties on both sides of the transaction, deals can come together surprisingly smoothly.

4. You Can Start the New Year in a New Home

There’s something exciting about beginning a new year in a new home.

Buying during the holiday season can position you to get settled before the spring market becomes more competitive, giving you time to enjoy your new space and focus on the year ahead.

5. Decisions Tend to Be More Thoughtful

Holiday buyers are often intentional buyers. They’re usually purchasing because it supports a specific life goal or timeline rather than simply testing the market.

That often leads to more realistic expectations, thoughtful negotiations, and better communication throughout the transaction.

Frequently Asked Questions About Holiday Home Sales

Is the holiday season a good time to sell a house?

Absolutely. While there may be fewer buyers in the marketplace, those who are actively looking are often highly motivated and ready to act.

Do homes sell during the holidays?

Yes. Homes sell throughout the holiday season, and many transactions close successfully before or shortly after the new year.

Is December a good time to buy a home in Southeast Florida?

For many buyers, yes. There may be less competition, motivated sellers, and opportunities to negotiate favorable terms while still having quality inventory available.

Should I wait until spring to buy or sell?

Not necessarily. While spring is traditionally busy, waiting also means facing more competition, whether you’re buying or selling. The holiday season offers unique advantages that many people overlook.

The Real Secret to the Holiday Market

After more than 13 years in real estate, I’ve found that the biggest advantage of the holiday market comes down to one simple factor:

Motivation.

The buyers searching during the holidays are typically serious about finding a home.

The sellers keeping their homes on the market are typically serious about selling.

And when serious buyers meet serious sellers, good things happen.

Some of my smoothest transactions and most successful closings have taken place between Thanksgiving and New Year’s because both sides shared the same goal: getting the deal done.

Final Thoughts

If you’re considering buying or selling a home in Southeast Florida, don’t let the holiday season discourage you.

In many ways, it can be one of the most advantageous times of the year to make a move. With motivated buyers, determined sellers, less competition, and a shared focus on closing, the holiday market often presents opportunities that simply aren’t available during busier seasons.

While many people choose to wait until after the holidays, those who stay active are often rewarded.

And after years of helping clients navigate the real estate market, I’ve seen firsthand that being active during the holiday season can be one of the smartest real estate decisions you make.

As a dedicated and responsive real estate professional, I’m available throughout the holiday season to give your transaction the personal attention, local expertise, and hands-on support it deserves. If you’re thinking about buying or selling in Southeast Florida, I’m here to help and would be honored to guide you every step of the way.

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 • October 9, 2026

Fort Lauderdale September 2026 Area Report

by Annette Dammeyer

Fort Lauderdale September 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.

📊 Fort Lauderdale Market Update – September 2026 Here’s your quick snapshot of how our local market shifted last month — broken down by Single‑Family Homes and Condos/Townhomes so you can see exactly where opportunities are emerging. 🌴📈

*MoM = Month over Month, YoY = Year over Year

🏡 Single‑Family Homes

Months Supply: 5.36 (MoM +0.19% | YoY -34.07%)
Median Sold Price: $610,000 (MoM -15.86%)
Sold-to-List: 95.54% (MoM +1.21%)
Median Days on Market: 45 days (MoM -13.46%)
New / Active / Pending: 262 | 905 | 139

➡️ Inventory is tightening and homes are selling faster — a more balanced market with improving seller leverage.

🏙️ Condos / Townhomes / Apartments

Months Supply: 9.83 (MoM +0.41% | YoY -19.16%)
Median Sold Price: $435,000 (MoM -32.03%)
Sold-to-List: 94.25% (MoM -0.08%)
Median Days on Market: 85 days (MoM +18.06%)
New / Active / Pending: 306 | 1,405 | 111

➡️ High inventory + longer days on market = strong opportunities for buyers, especially those seeking value near the coast.

🌊 Fort Lauderdale’s coastal lifestyle continues to attract buyers, but market conditions are shifting quickly. Whether you’re buying, selling, or aligning both transactions, strategy matters more than ever.

Coordinating your buy and sell in Fort Lauderdale? With a 5.36 months supply of inventory for single family homes, timing is key! With a solid 9.83 months of condo/townhome inventory, now may be the time to dive into the condo market and find your perfect spot by the ocean. Let’s explore your options!

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 • October 2, 2026

SE Florida Market Snapshot – September 2026

by Annette Dammeyer

SE Florida Market Snapshot – September 2026

Snapshot of Today’s Broward County Market

SE Florida Housing Market: More Choices for Buyers, Fewer Homes Changing Hands

September’s market snapshots show a common trend across several Southeast Florida cities: inventory continues to rise significantly, giving buyers more options and negotiating power, while the number of homes sold remains lower than last year. Home prices are mixed, with some cities seeing gains and others experiencing modest declines.

Fort Lauderdale

Fort Lauderdale posted one of the strongest price performances, with average sales prices rising 12% year over year to $911,000. Even so, the number of closed sales fell, and inventory more than doubled, providing buyers with greater opportunities throughout the market.

Wilton Manors

Wilton Manors continues to command some of the highest prices in the area, with homes averaging $729,000. While list prices increased, sales volume declined and inventory grew, signaling a slower pace despite continued demand for the community.

Hollywood

Home prices remained relatively stable, with an average sales price of $481,000. However, sales activity slowed considerably, while available inventory increased sharply, giving buyers a wider selection of homes to choose from.

Dania Beach

Average sales prices edged up to $454,000, but only a handful of homes sold during the month. Inventory surged dramatically, creating a more buyer-friendly market and putting pressure on sellers to price competitively.

Hallandale Beach

Hallandale Beach experienced the largest drop in average sales price, though sellers are still receiving about 96% of their asking price. Inventory expanded significantly, while sales activity remained limited, reflecting a market where buyers have plenty of options.

Market Takeaway

Across Southeast Florida, the market is shifting toward balance as inventory levels rise and sales activity slows. While desirable, well-priced homes continue to attract buyers, today’s market requires strategic pricing, strong marketing, and local expertise to achieve the best results. Whether you’re thinking about buying, selling, or simply staying informed, understanding your local market is key to making confident real estate decisions.

**The following Snapshots take into account all property types (Single Family Homes/Condos/Townhomes).

As someone who has had the privilege of helping buyers and sellers throughout Southeast Florida for many years, I can tell you that every market creates opportunities. While today’s market offers buyers more choices and sellers face increased competition, well-prepared buyers and properly priced homes are still achieving successful results. If you’re thinking about making a move, curious about your home’s current value, or simply want to better understand what’s happening in your neighborhood, I’m always happy to be a resource. Reach out anytime for personalized guidance and local market insights tailored to your 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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • Home Buyers • Home Sellers and Buyers • Homeowner • September 28, 2026

October 2026 ~ King Tides, Fall Designs & Market Trends

by Annette Dammeyer

October is nearly here, and with it comes one of the most dynamic seasons for SE Florida homeowners — from navigating the 2026 King Tides to embracing fall’s cozy charm in home staging. This month, we’re diving into everything from creating seamless, quiet‑luxury kitchen designs to settling into a new neighborhood with confidence and ease. And as always, I’m sharing the latest real estate market insights for Fort Lauderdale and the surrounding Broward County communities to keep you informed, empowered, and ahead of the curve in today’s coastal market.

I’m grateful to stay connected with you each month, and I look forward to helping you make the most of every season in our beautiful community.

~ Annette

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Thank you for allowing me to be your trusted local real estate resource. My goal is to provide useful information that helps you make smart decisions while staying connected to the community we all love. If you ever have questions about your home’s value, the local market, or your real estate goals, I’m always just a phone call, text, or email away.

⇒ 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 Buyers • Home Sellers and Buyers • Homeowner • September 21, 2026

2026 King Tides in SE Florida

by Annette Dammeyer

🌊 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

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:

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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792

Florida Real Estate Market Trends • September 8, 2026

Fort Lauderdale August 2026 Area Report

by Annette Dammeyer

Fort Lauderdale August 2026 real estate statistics have been published.

Single Family Homes

Condominium & Townhouses

🏡 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

Annette.Dammeyer@cbrealty.com

www.AnnetteDammeyer.com

SL 3535792