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Fort Lauderdale January 2026 Area Report
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.
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
SL 3535792
SE Florida Market Snapshot – January 2026
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
SL 3535792
AI & Real Estate Scams in SE Florida
AI & Real Estate Scams in Southeast Florida: What Every Buyer, Seller & Renter Should Know
As a longtime real estate agent serving SE Florida, I’ve watched our market evolve faster than almost anywhere else in the country. With rising demand, luxury growth, and a competitive rental scene, it’s no surprise that AI tools are becoming part of the real estate landscape.
But with innovation comes risk. SE Florida has become a hotspot for AI‑driven real estate scams, especially in fast‑moving markets like ours. My goal is to help you stay informed, confident, and protected.
🌴 How AI Is Helping Real Estate in Southeast Florida
Used responsibly, AI can make your real estate experience smoother and more efficient. For example:
- Pricing insights for neighborhoods like Fort Lauderdale, Wilton Manors, and Hollywood
- AI‑powered home searches that match you with properties near beaches, schools, or transit
- Virtual staging for condos and waterfront homes
- Market trend forecasting, especially helpful in hurricane season or during rapid price shifts
These tools help me serve you better—but they also give scammers new ways to deceive.
🚨 AI Scams Growing in the Southeast Florida Market
-
Fake Rental Listings (Especially in Miami & Fort Lauderdale)
South Florida’s rental market moves fast, and scammers take advantage by creating AI‑generated listings.
Red flags:
- “Luxury” rentals in Brickell, Wynwood, or Las Olas priced far below market
- Photos that look perfect but feel slightly artificial
- A landlord who refuses to meet in person
Example:
A “$1,800/month waterfront condo in Sunny Isles” with flawless photos and a landlord who insists on a deposit before a showing.
-
AI‑Generated Photos of Homes That Don’t Exist
Scammers use AI to create homes with palm‑tree‑lined backyards, ocean views, or modern interiors that aren’t real.
What to look for:
- Warped palm trees
- Repeated clouds or reflections
- Rooms with impossible angles
-
Voice‑Cloning Scams Targeting Buyers & Sellers
AI can mimic voices—including agents, title reps, or even family members.
Common scenario:
A “title company” calls asking you to wire funds for closing.
In Southeast Florida, where cash deals are common, this scam is especially dangerous.
-
Phishing Emails Pretending to Be Local Professionals
Scammers use AI to write emails that sound like legitimate Southeast Florida agents or lenders.
Red flags:
- Requests to “update your wire instructions”
- Email addresses that look similar but not identical
- Urgent language
🔍 How to Protect Yourself in the Southeast Florida Market
✔ Confirm Listings Through Trusted Sources
Especially in high‑demand areas like Fort Lauderdale, Coral Ridge, and Palm Beach.
✔ Never Send Money Without Verifying
Call your agent or title company using a known number—not one from an email.
✔ Be Cautious With “Too Good to Be True” Rentals
If a Miami Beach condo is priced like a Lauderhill studio, something’s off.
✔ Meet in Person or Request a Live Video Tour
Legitimate landlords and agents in South Florida will never avoid this.
✔ Ask Your Agent to Verify Ownership
I can quickly confirm whether a property is real and who owns it.
🏡 My Commitment to Our Southeast Florida Community
Whether you’re buying a condo in Aventura, selling a home in Fort Lauderdale, I’m here to help you navigate the market safely. AI can be a powerful tool—but only when used responsibly and transparently.
If you ever come across a suspicious listing, message, or email, send it my way. I’m always happy to take a look and help keep our community protected.
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 November 2025 Area Report
Fort Lauderdale November 2025 real estate statistics have been published.
Fort Lauderdale Area Reports
Single Family Homes
Condominium & Townhouses
Fort Lauderdale Real Estate Market Summary – November 2025
🏡Single-Family Homes
- New Listings: 239 (↓27.1% YoY)
- Sold Listings: 116 (↓14.7% YoY)
- Median Sold Price: $640,750 (↑7.8% YoY)
- Average Sold Price: $1,424,160 (↑29.8% YoY)
- Median Days on Market: 62 (↑51.2% YoY)
- List/Sold Price Ratio: 95.6% (stable)
- Year-to-Date: Sales down 12%, prices up ~8–15%.
Key Trend: Inventory and sales declined, but prices surged significantly, especially at the high end.
🏢Condo/Townhomes
- New Listings: 288 (↓41.8% YoY)
- Sold Listings: 104 (↓14.1% YoY)
- Median Sold Price: $410,000 (↑3.8% YoY)
- Average Sold Price: $752,766 (↑25.4% YoY)
- Median Days on Market: 87 (↑13% YoY)
- List/Sold Price Ratio: 94.4% (slightly up)
- Year-to-Date: Sales nearly flat, prices mixed (median ↓7.8%, average ↓5.1%).
Key Trend: Sharp drop in new listings, slower sales pace, but luxury segment drove average prices higher.
📊Overall Market Insights
- Inventory is tightening, with fewer new listings and longer days on market.
- Price growth is strong, especially in higher-end properties.
- Sellers still achieve ~94–96% of asking price, indicating stable demand despite slower sales.
We are in a new housing market in SE Florida. This is the time 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
SL 3535792
Fort Lauderdale October 2025 Area Report
Fort Lauderdale October 2025 real estate statistics have been published.
Fort Lauderdale Area Reports
Single Family Homes
Condominium & Townhouses
Fort Lauderdale Real Estate Market Summary – October 2025
🏡 Single Family Homes – October 2025 Highlights
Monthly Changes (vs. October 2024):
- New Listings: 321 (⬇️ 18.9%)
- Sold Listings: 113 (⬇️ 26.6%)
- Median List Price (Solds): $630,000 (⬆️ 0.8%)
- Median Sold Price: $610,000 (⬇️ 0.4%)
- Average Sold Price: $1,203,546 (⬆️ 20.6%)
- Average Days on Market: 83 days (⬆️ 3.75%)
- List-to-Sale Price Ratio: 95% (slightly down)
Year-to-Date (YTD) Changes:
- New Listings: 3,499 (⬇️ 5.6%)
- Sold Listings: 1,375 (⬇️ 12.3%)
- Median Sold Price: $635,000 (⬆️ 9%)
- Average Sold Price: $1,285,511 (⬆️ 14.3%)
- Average Days on Market: 84 days (⬆️ 25.4%)
🏢 Condos & Townhomes – October 2025 Highlights
Monthly Changes (vs. October 2024):
- New Listings: 397 (⬇️ 16.6%)
- Sold Listings: 133 (⬇️ 1.5%)
- Median List Price (Solds): $448,000 (⬆️ 14.9%)
- Median Sold Price: $425,000 (⬆️ 13.3%)
- Average Sold Price: $601,341 (⬆️ 12.4%)
- Average Days on Market: 128 days (⬆️ 48.8%)
- List-to-Sale Price Ratio: 94.2% (⬇️ slightly)
Year-to-Date (YTD) Changes:
- New Listings: 4,397 (⬇️ 10.5%)
- Sold Listings: 1,488 (⬆️ 0.1%)
- Median Sold Price: $415,000 (⬇️ 7.8%)
- Average Sold Price: $619,309 (⬇️ 6.9%)
- Average Days on Market: 101 days (⬆️ 29.5%)
📊 Market Trends Summary
- Inventory is tightening: Fewer new listings and longer days on market suggest a slower-moving market.
- Prices are mixed: Single family homes are seeing price increases, while condos show mixed results (monthly up, YTD down).
- Buyers have more time: Properties are staying on the market longer, especially condos.
- Sellers need to be competitive: Slight drops in list-to-sale price ratios and higher absorption rates indicate more negotiation and competition.
We are in a new housing market in SE Florida. This is the time 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
SL 3535792
November 2025 ~ Buy & Sell at Once? Yes, You Can! Plus 3D Homes and More…
November 2025 Newsletter
As the holiday season approaches and we gather with loved ones, I’m reminded of how grateful I am to be part of such a vibrant and welcoming community here in Southeast Florida. Whether you’re hosting festive get-togethers or simply enjoying the cooler breeze, November is a wonderful time to reflect, reconnect, and plan ahead.
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In this month’s newsletter, I’ve curated a mix of helpful insights and fun ideas to support you both at home and in your home search:
And as always, I’ve included local real estate market reports to help you stay informed about trends and opportunities in our area. My commitment to this community goes beyond real estate — it’s about helping you feel at home in every sense of the word. If you ever have questions, need advice, or just want to chat about your next steps, I’m here for you. Wishing you a joyful and peaceful November! Warmly, |
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National Stories
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Real Estate Updates | Area Reports | September 2025
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There’s something about November in Southeast Florida that feels magical — cooler breezes, golden sunsets over the water, and the anticipation of the holidays just around the corner. It’s the perfect time to gather with friends, plan for the season ahead, and dream about what’s next for your home.
Thank you for letting me be part of your journey — whether you’re planning a move or simply looking for inspiration, I’m here to help 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
SL 3535792
Selling & Buying a Home at the Same Time in SE Florida
🏡 Selling & Buying a Home at the Same Time in SE Florida: Your Guide
In South East Florida, where waterfront dreams meet fast-moving markets, many homeowners find themselves asking: Can I sell my current home and buy a new one—without losing my mind or my momentum? The answer is yes—with the right strategy, timing, and support.
Whether you’re upsizing, downsizing, or simply craving a lifestyle shift, here’s your step-by-step guide to making this transition smooth, smart, and stress-free.
🌴 Step 1: Know Your Local Market
South Florida’s real estate rhythm is unique—seasonal surges, cash-heavy buyers, and lifestyle-driven decisions.
- Seller’s Market? You may sell quickly but face competition when buying.
- Buyer’s Market? You’ll have more choices but may wait longer to sell.
👉 Tip: Work with a local expert who understands Fort Lauderdale and surrounding cities along with the waterfront dynamics. Timing is everything and there are “markets within markets”!
💰 Step 2: Get Financially Prepared
Before listing your home, understand your buying power.
- Get Pre-Approved: Know your budget for the next home.
- Estimate Equity: Use your current home’s value to plan your down payment. The first move is understanding your current home’s value. In areas like Broward, Miami-Dade, and Palm Beach Counties, property values can vary dramatically street by street. A comparative market analysis (CMA) reveals what your home could realistically sell for — not just a guess based on online calculators. Knowing your equity helps determine your next home’s budget and what kind of financing options we should explore. Pro tip: Request a pre-listing home evaluation early. Even small updates like fresh paint, decluttering, or professional staging can increase your selling power.
- Bridge Loans: Consider short-term financing to “bridge” the gap between transactions.
- HELOCs or Home Equity Loans: Tap into your equity before selling.
👉 Tip: Talk to a lender who specializes in simultaneous transactions—they’ll help you avoid surprises. I have excellent lender resources for you.
🔁 Step 3: Decide Whether to Sell or Buy First
This depends on your risk tolerance, financial flexibility, and market conditions.
| Option | Pros | Cons |
| Sell First | Know your budget, avoid double mortgages | May need temporary housing |
| Buy First | Secure your dream home | Risk of owning two homes |
| Same-Day Closings | Seamless transition | Requires tight coordination |
| Rent-Back Agreements | Stay in your home after selling | Must negotiate with buyer |
👉 Tip: In SE Florida, rent-back agreements and extended closings are common—use them to your advantage.
📝 Step 4: Use Contingencies Strategically
- Sale Contingency: Your purchase depends on selling your current home.
- Purchase Contingency: Your sale depends on securing your next home.
👉 Tip: These clauses protect you—but may weaken your offer. Lean on your agent to negotiate wisely.
📦 Step 5: Plan Your Move Like a Pro
Logistics matter. Avoid the chaos with a clear plan.
- Hire Movers Early: Especially during peak seasons.
- Use Storage Solutions: If timing doesn’t align perfectly.
- Pack Smart: Label by room and priority.
👉 Tip: Consider staging your current home with minimal furniture while storing the rest—this boosts appeal and simplifies your move.
🤝 Step 6: Choose the Right Team
This is not a DIY moment. You need:
- A savvy real estate agent who knows both sides of the transaction
- A responsive lender
- A detail-oriented title company
👉 Tip: Look for professionals who communicate clearly and understand the emotional weight of this transition.
📞 Step 7: Stay Flexible and Communicative
Even with perfect planning, timing both transactions can feel like catching the tide at just the right moment.
That’s why consistent communication with your agent (and your lender) is key. I’ll coordinate both sides — from listing to closing — ensuring deadlines align and your move feels seamless.
🌅 Final Thoughts: Embrace the Journey
Selling and buying at the same time is a bold move—but it’s also a beautiful one. You’re not just changing homes; you’re evolving your lifestyle. In South East Florida, that might mean trading a canal-front cottage for a high-rise ocean view—or vice versa.
With the right plan, the right people, and a little patience, you can make this move with confidence and clarity.
Ready to Begin?
Let’s create a plan that reflects your goals, your lifestyle, and your timeline. Whether you’re upsizing, downsizing, or simply shifting gears, I’ll help you move with confidence—and maybe even a little joy. Let’s make your next move your best one yet.
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 September 2025 Area Report
Fort Lauderdale September 2025 real estate statistics have been published.
Fort Lauderdale Area Reports
Single Family Homes
Condominium & Townhouses
🏡 Fort Lauderdale Real Estate Market Summary – September 2025
📊 Single Family Homes
- Sales Activity
- Sold listings remained flat month-over-month (130 units), but YTD sales dropped 11.74%.
- New listings declined 20.11% month-over-month and 4.72% YTD.
- Pricing Trends
- Median Sold Price: $665K (↑17.7% YoY)
- Average Sold Price: $1.02M (↑16.46% YoY)
- Median List Price (Solds): $699K (↑20.57% YoY)
- Average List Price (Solds): $1.09M (↑18.02% YoY)
- Market Dynamics
- Average Days on Market: 87 (↑47.46% YoY)
- List/Sold Price Ratio: 95% (↓1.35% YoY)
- Absorption Rate: trending above 6 months, indicating a buyer’s market.
- Historical Context
- Sold volume dropped to $1.62B from $2.09B in 2024.
- Listing volume fell to $5.22B from $8.06B.
- Median sale price rose to $640K from $585K.
🏢 Condos & Townhomes
- Sales Activity
- Sold listings increased 32.46% YoY (151 units), but YTD sales slightly declined.
- New listings dropped 35.17% YoY and 9.93% YTD.
- Pricing Trends
- Median Sold Price: $415K (↓7.78% YoY)
- Average Sold Price: $652K (↑7.43% YoY)
- Median List Price (Solds): $440K (↓5.27% YoY)
- Average List Price (Solds): $702K (↑7.64% YoY)
- Market Dynamics
- Average Days on Market: 104 (↑44.44% YoY)
- List/Sold Price Ratio: 94% (slightly down YoY)
- Absorption Rate: well above 6 months, suggesting slower turnover and more competition.
- Historical Context
- Sold volume fell to $836M from $1.16B.
- Listing volume dropped to $3.09B from $4.47B.
- Median sale price decreased to $413K from $445K.
Additional Metrics:
- Absorption Rate: Indicates market competitiveness based on inventory supply.
- Months Supply of Inventory: Reflects the balance between properties for sale and sold properties.
We are in a new housing market in SE Florida. This is the time 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
SL 3535792
SE Florida Market Snapshot – September 2025
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 quickly—and 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 guide 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
SL 3535792
Fort Lauderdale August 2025 Area Report
Fort Lauderdale August 2025 real estate statistics have been published.
Fort Lauderdale Area Reports
Single Family Homes
Condominium & Townhouses
This report provides an overview of residential real estate sales activity and trends in Fort Lauderdale for single-family homes and condos/townhouses. It includes detailed statistics comparing August 2025 to August 2024 and year-to-date (YTD) data for both years.
Key Highlights:
Single-Family Homes:
- New Listings: Down 32.33% month-to-date and 3.46% YTD.
- Sold Listings: Decreased by 24.57% month-to-date and 13.55% YTD.
- Median Sold Price: Increased by 17.44% month-to-date and 9.66% YTD.
- Average Sold Price: Up 20.37% month-to-date and 14.41% YTD.
- Median Days on Market: Increased by 60.47% month-to-date and 25.58% YTD.
- List/Sold Price Ratio: Slight decrease (-0.33%).
Condos/Townhouses:
- New Listings: Down 33.19% month-to-date and 7.94% YTD.
- Sold Listings: Slight decrease of 2.96% month-to-date and 3.64% YTD.
- Median Sold Price: Decreased by 1.3% month-to-date and 10.33% YTD.
- Average Sold Price: Down 11.24% month-to-date and 9.94% YTD.
- Median Days on Market: Increased by 25.37% month-to-date and 34.55% YTD.
- List/Sold Price Ratio: Slight decrease (-0.8%).
Additional Metrics:
- Absorption Rate: Indicates market competitiveness based on inventory supply.
- Months Supply of Inventory: Reflects the balance between properties for sale and sold properties.
The report emphasizes trends such as declining new and sold listings, rising prices for single-family homes, and longer days on market for both property types. It provides insights for buyers and sellers to understand market conditions and make informed decisions with the experienced assistance from your local real estate advisor, Annette Dammeyer.
We are in a new housing market in SE Florida. This is the time 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
SL 3535792
