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Fort Lauderdale September 2026 Area Report
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
SL 3535792
SE Florida Market Snapshot – September 2026
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).
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
October 2026 ~ King Tides, Fall Designs & Market Trends
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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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Real Estate Updates | Area Reports | August 2026
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 SL 3535792
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2026 King Tides in SE Florida
🌊 2026 King Tides in SE Florida: What Homeowners Need to Know This Year
Living in SE Florida means embracing the beauty of our coastline — but also understanding the seasonal realities that come with it. One of the most important of these is King Tide season, when the highest tides of the year push water levels well above normal. As a local real estate agent who works, lives, and invests right here in our community, I’m committed to helping homeowners stay informed, prepared, and protected.
And this year, the stakes are higher than ever.
🌴 King Tides Are Increasing — And 2026 Is a Big Year
The National Oceanic and Atmospheric Administration (NOAA) predicts at least 40 days of King Tides in 2026 — meaning more than 10% of the year will experience unusually high water levels. This reflects a growing trend: seasonal flooding is becoming a regular part of life in coastal SE Florida.
These tides can cause:
- Street flooding
- Saltwater intrusion
- Drainage backups
- Delays in travel
- Impacts on low‑lying homes and businesses
Even neighborhoods that rarely flood may see temporary water accumulation during these events.
📅 Predicted 2026 King Tide Dates for Broward County
September 26 – October 1 | October 7–13 | October 24–31 | November 5–11 | November 22–28 | December 24–25
While these are the official forecast windows, flooding can occur outside these dates. Environmental factors such as heavy rainfall, strong winds, high water tables, and storm systems can elevate tides even further.
🌧️ Why Flooding Sometimes Happens Outside the Forecast
SE Florida’s coastal systems are interconnected. Even on “non‑King Tide” days, conditions like:
- Persistent rainfall
- Onshore winds
- Blocked drainage systems
- High groundwater levels
- Storm surge from distant weather systems
can push water into streets and yards. This is why staying aware — not just during the official dates — is essential.
🏡 How Homeowners Can Prepare for King Tide Season
Preparation is the best protection. Here are practical steps every SE Florida homeowner should take:
- Inspect Your Property’s Drainage
- Clear gutters and downspouts
- Check yard grading
- Ensure French drains or swales are functioning
- Remove debris from storm drains near your home
- Protect Your Home’s Entry Points
- Install or check flood barriers
- Seal low‑lying door thresholds
- Use sandbags in historically vulnerable areas
- Safeguard Electrical & HVAC Systems
- Elevate outdoor AC units if possible
- Protect electrical outlets in lower areas
- Move valuable items off ground level
- Prepare Your Vehicle
- Avoid parking in low‑lying streets
- Know alternate routes in case roads flood
- Never drive through standing water
- Document Your Property
- Take photos of your home’s exterior and interior
- Keep insurance documents easily accessible
- Note any previous flooding for future claims
- Stay Informed Daily
Bookmark or follow:
- NOAA Tide Predictions
- FEMA Flood Maps – Search by Location/Address
- City of Fort Lauderdale Alerts
- Local weather apps with tide tracking (Tides Near Me, Tide Alert NOAA, High Tide, Navionics Boating, Surfline)
🛡️ How to Protect Your Home Long-Term
King Tides are part of a larger trend in coastal water levels. Consider these long‑term resilience upgrades:
- Elevating landscaping or walkways
- Installing backflow preventers
- Upgrading to flood‑resistant materials
- Adding sump pumps in vulnerable areas
- Exploring private flood insurance options
- Reviewing your home’s elevation certificate
These improvements not only protect your home — they can increase property value and make your home more attractive to future buyers.
📞 Helpful Local Resources
If you ever need assistance or want to stay updated, here are trusted contacts:
- Broward County Flood & Drainage Services
- City of Fort Lauderdale Public Works
- City of Fort Lauderdale Stormwater Division
- Florida Division of Emergency Management
- NOAA Tide & Flooding Forecasts
As your local SE Florida REALTOR®, my mission is more than helping you buy or sell property.
As we move through the 2026 King Tide season, staying proactive and informed is one of the best ways to protect your home and our coastal community. I’m here not just as your REALTOR®, but as your neighbor — someone who understands the unique challenges and beauty of living along the SE Florida shoreline, making sure you feel confident, informed, and supported as a homeowner. King Tide season is something we face together, and with preparation and awareness, we can protect our homes and our neighborhoods. Together, we can continue enjoying the coastal lifestyle we love. If you’re ready for tailored support, contact me today — I’m here to help.
CONTACT ANNETTE
Let’s start working together!
Annette Dammeyer, REALTOR®, ABR®, AHWD®
Coldwell Banker Realty
901 E Las Olas Blvd STE 101, Fort Lauderdale, FL 33301
808.747.3686
SL 3535792
SE Florida Market Snapshot – August 2026
SE Florida Market Snapshot – August 2026
Snapshot of Today’s Broward County Market
Southeast Florida Market Update: More Choices, Slower Pace, Strong Values
As we move through the second half of 2026, the Southeast Florida real estate market continues to shift toward a more balanced environment. Across many local communities, we’re seeing inventory levels rise significantly while the number of completed sales has slowed. However, home prices remain surprisingly resilient, particularly in sought-after areas like Fort Lauderdale and Wilton Manors.
Key Market Highlights:
📍 Fort Lauderdale
- Average sales price increased 43% to $1.31M.
- Median list price rose 10% to $679K.
- Properties sold decreased 56% year over year.
- Inventory expanded dramatically, with 23.18 months of supply available.
- Sellers are still achieving about 94.4% of asking price.
What it means: Luxury and waterfront properties continue to support pricing, but buyers have more negotiating power than we’ve seen in recent years.
📍 Wilton Manors
- Average sales price climbed 37% to $820K.
- Median list price increased 5% to $749K.
- Sales activity declined 44%.
- Inventory grew to 14.23 months of supply, up 78%.
What it means: Demand remains strong for this unique community, but increased inventory is giving buyers more options and reducing urgency.
📍 Hollywood
- Average sales price increased 2% to $549K.
- Median list price remained stable at $499K.
- Number of homes sold dropped 71%.
- Inventory surged to 37.82 months of supply, up 200%.
What it means: While prices have held steady, buyers have a wide selection of homes available, leading to longer marketing times.
📍 Dania Beach
- Average sales price rose 20% to $439K.
- Sales-to-list price ratio improved to 97%, meaning sellers are receiving close to asking price.
- Number of sales declined 60%.
- Inventory increased to 22.5 months of supply, up 133%.
What it means: Despite slower transaction volume, well-priced homes continue to attract serious buyers.
📍 Hallandale Beach
- Average sales price fell 43% to $210K.
- Median list price remained relatively unchanged at $329K.
- Sales volume dropped 84%.
- Inventory skyrocketed to 127.67 months of supply, up 513%.
- Sellers received about 91.3% of asking price.
What it means: Hallandale Beach experienced the most dramatic market shift in this group, with significantly increased inventory and fewer completed sales creating a highly competitive environment for sellers.
Overall Market Trends Across Southeast Florida
✅ Inventory is rising across nearly every market.
✅ Buyers have more choices and increased negotiating leverage.
✅ The number of homes sold has declined in all five communities.
✅ Home prices remain relatively stable or are increasing in many areas despite slower sales activity.
✅ Well-priced and well-presented homes are still attracting buyer interest and achieving strong sale-to-list price ratios.
*These Snapshots take into account all property types (Single Family Homes/Condos/Townhomes).
Looking Ahead
Today’s market isn’t the frenzied seller’s market we experienced a few years ago, but it’s also far from a downturn. We’re transitioning into a more balanced market where pricing strategy, property condition, and expert guidance matter more than ever.
Whether you’re considering buying, selling, downsizing, investing, or simply curious about your home’s current value, understanding your neighborhood’s specific trends is key to making informed decisions.
If you’d like a personalized market update for your community, I’d be happy to help.
CONTACT ANNETTE
Let’s start working together!
Annette Dammeyer, REALTOR®, ABR®, AHWD®
Coldwell Banker Realty
901 E Las Olas Blvd STE 101, Fort Lauderdale, FL 33301
808.747.3686
SL 3535792
How to Know Your Current Home Equity
🌴 How to Know Your Current Home Equity in SE Florida (2026 Guide for Homeowners)
If you’re a homeowner in Fort Lauderdale and surrounding communities, understanding your current home equity is one of the smartest financial steps you can take. Equity is simply the portion of your home you truly own, and in SE Florida’s fast‑moving coastal market, it can shift more quickly than many people realize.
Here’s how to calculate it — and why working with a local real estate professional gives you the most accurate picture.
-
Start With Your Home’s True Market Value
Your home’s current value is the foundation of your equity. While online estimates can be a starting point, they often miss the nuances that matter most in SE Florida, such as:
- Waterfront premiums and canal access
- Impact windows, roof age, and insurance‑friendly upgrades
- Neighborhood micro‑trends within 0.25 miles
- Condo reserve strength and milestone inspection status
- Local development (Dania Pointe, Brightline expansion, new parks)
- Seasonal buyer demand and relocation patterns
This is where a local real estate agent becomes invaluable. An experienced SE Florida agent understands how these factors influence value street‑by‑street — something algorithms simply cannot do. A professional CMA (Comparative Market Analysis) reflects real buyer behavior, real neighborhood trends, and real market conditions.
-
Subtract Your Current Loan Balances
Once you know your home’s true market value, subtract:
- Your remaining mortgage principal
- Any HELOCs or second mortgages
- Any solar or improvement loans tied to the property
Your lender’s portal will show your exact payoff amount.
-
Consider SE Florida‑Specific Equity Factors
Our region has unique variables that directly affect equity:
- Insurance requirements — newer roofs, impact windows, and updated systems increase value
- Flood zone changes — Risk Rating 2.0 impacts desirability and premiums
- Waterfront infrastructure — seawall condition, dock permits, and canal depth matter
- HOA/condo reserves — strong reserves boost value; deferred maintenance lowers it
- Local revitalization — walkability improvements and new businesses raise neighborhood equity
A local agent tracks these shifts in real time, ensuring your equity estimate reflects today’s realities — not outdated data.
-
The Simple Formula
Once you have your numbers:
Current Market Value – Total Loan Balances = Your Home Equity
Example: If your home is worth $750,000 and you owe $310,000, your equity is $440,000.
🌺 Why a Local Agent Gives You the Most Accurate Equity Picture
Equity isn’t just a number — it’s a reflection of your home’s position in the current market. A seasoned SE Florida agent:
- Knows how buyers value specific upgrades
- Understands neighborhood micro‑trends
- Accounts for insurance and inspection realities
- Recognizes lifestyle-driven demand (walkability, waterfront access, outdoor living)
- Provides a personalized valuation rooted in real data, not generic algorithms
This ensures you’re making decisions based on true equity, not guesswork.
🌞 Smart Ways to Use Your Home Equity
If you’re considering tapping into your equity, the wisest uses are those that strengthen your financial stability or improve your lifestyle. Many SE Florida homeowners use equity to:
- Upgrade roofs, windows, or systems to reduce insurance costs
- Renovate kitchens, baths, or outdoor spaces
- Consolidate high‑interest debt
- Purchase a second home or investment property
- Downsize into a simpler, low‑maintenance lifestyle
As your local SE Florida real estate resource, I’m here to help you understand exactly where your equity stands — with real data, neighborhood insight, and the kind of street‑level expertise no online estimate can match. If you’re ready for a personalized equity check or want to explore what your equity could unlock in today’s market, reach out anytime. Your home’s next chapter starts with clarity, confidence, and a trusted local expert by your side. 🌴✨
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 – July 2026
SE Florida Market Snapshot – July 2026
Snapshot of Today’s Broward County Market
July 2026 Real Estate Market Snapshot: More Choices, Slower Pace, Select Areas Holding Strong
As we move through the summer selling season, the July 2026 housing data across Fort Lauderdale, Wilton Manors, Hollywood, Dania Beach, and Hallandale Beach tells a consistent story: inventory continues to rise while sales activity slows. This shift is creating a more balanced market and giving buyers more options and negotiating power than we’ve seen in recent years.
While the overall number of homes sold declined across all five markets compared to last year, pricing trends varied by location. Some communities, particularly Fort Lauderdale and Wilton Manors, continued to see price appreciation, while others experienced softer pricing as inventory levels climbed.
Key Market Trends
Inventory Is Growing
One of the biggest themes across South Broward County is the significant increase in available homes for sale.
- Hallandale Beach inventory surged 671%
- Hollywood inventory increased 275%
- Dania Beach inventory climbed 203%
- Fort Lauderdale inventory rose 68%
- Wilton Manors inventory increased 39%
More inventory means buyers have more choices, can take more time making decisions, and may have greater leverage during negotiations.
Home Sales Are Slower
Closed sales were down in every market compared to July 2025:
- Hallandale Beach: -87%
- Hollywood: -77%
- Dania Beach: -70%
- Fort Lauderdale: -42%
- Wilton Manors: -27%
Higher inventory combined with longer decision-making periods and ongoing affordability considerations continue to slow transaction volume.
Pricing Remains Market-Specific
Price performance varied significantly by location:
Gaining Strength
- Fort Lauderdale average sales price increased 19% to $1.08M
- Wilton Manors average sales price increased 10% to $553K
Holding Steady
- Hallandale Beach average sales price remained unchanged at $544K
Experiencing Price Adjustments
- Dania Beach average sales price declined 12% to $384K
- Hollywood average sales price declined 31% to $438K
These variations demonstrate why hyper-local market knowledge is more important than ever. Conditions can differ dramatically from one community to the next.
Sellers Are Still Receiving Strong Offers
Despite increased competition, most homes continued to sell close to their asking prices:
- Dania Beach: 98.9% of list price
- Wilton Manors: 97.2% of list price
- Fort Lauderdale: 95.2% of list price
- Hollywood: 95.1% of list price
- Hallandale Beach: 91.1% of list price
Well-priced, well-presented homes continue to attract serious buyers.
What This Means for Buyers and Sellers
For Buyers:
The market is offering more opportunities than we’ve seen in several years. With inventory levels increasing, buyers have more choices, less competition, and greater room for negotiation.
For Sellers:
Pricing strategy is critical. Buyers have options, so homes that are accurately priced and professionally marketed are the ones generating activity. The good news is that quality listings are still achieving strong sale-to-list-price ratios.
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).
My Local Perspective
As a South Florida REALTOR®, I’m seeing a market that is gradually finding balance after years of limited inventory and intense competition. While sales activity has slowed, property values remain resilient in many neighborhoods, particularly in Fort Lauderdale and Wilton Manors. The current environment rewards preparation, realistic pricing, and local market expertise.
Real estate is no longer a one-size-fits-all market. Whether you’re considering buying, selling, or simply curious about your home’s value, understanding what’s happening in your specific neighborhood is more important than ever.
If you’d like a personalized market update for your community, I’d be happy to help.
CONTACT ANNETTE
Let’s start working together!
Annette Dammeyer, REALTOR®, ABR®, AHWD®
Coldwell Banker Realty
901 E Las Olas Blvd STE 101, Fort Lauderdale, FL 33301
808.747.3686
SL 3535792
When Do You Need a Permit for Home Repairs in Broward County?
When Do You Need a Permit for Home Repairs, Renovations, and Remodels in Broward County, FL?
By Annette Dammeyer, REALTOR® | Serving Fort Lauderdale and Southeast Florida Homeowners
If you’re planning to update your home, replace a roof, remodel a kitchen, or tackle long-overdue repairs, one of the most common questions I hear from homeowners is:
“Do I need a permit for this project?”
The answer is often yes, but not always. In Broward County, permit requirements can vary depending on the scope of work, the city where your property is located, and whether the project affects structural, electrical, plumbing, or mechanical systems.
Understanding permit requirements before starting a project can help you avoid fines, delays, insurance issues, and complications when it’s time to sell your home.
Why Permits Matter
Building permits exist to protect homeowners, contractors, and future buyers. They help ensure work is performed according to current building codes and safety standards.
In Broward County and throughout Florida, permits typically trigger inspections designed to verify that work has been completed correctly and safely. Unpermitted work can create problems during insurance claims, property appraisals, and real estate transactions.
What Home Projects Usually Require a Permit?
As a general rule, permits are required when a project involves:
Structural Changes
Examples include:
- Removing or modifying load-bearing walls
- Room additions
- Garage conversions
- New door or window openings
- Major framing modifications
- Building a deck, dock, shed, or screen enclosure
Electrical Work
Permits are generally required for:
- New electrical circuits
- Service panel upgrades
- Rewiring
- Generator connections
- Significant lighting installations
- Electric vehicle charging stations
Plumbing Work
Permits are commonly required for:
- Re-piping a home
- Moving plumbing lines
- Water heater replacements
- Sewer line work
- Bathroom remodels involving plumbing changes
- Kitchen renovations that relocate sinks or appliances
HVAC and Mechanical Systems
Permits are typically required for:
- Air conditioning replacement
- New ductwork
- Mechanical system alterations
- Heat pump installations
Roofing Projects
Permits are usually required for:
- Roof replacement
- Re-roofing
- Significant roof repairs
Windows and Doors
Many Broward municipalities require permits for:
- Impact window replacement
- Exterior door replacement
- Hurricane-rated door installations
Because Broward County is within Florida’s High Velocity Hurricane Zone (HVHZ), exterior improvements often have additional code requirements regarding wind resistance and impact protection.
What Home Improvements Can Often Be Done Without a Permit?
Many cosmetic improvements do not typically require permits.
Common Examples Include:
✅ Interior painting
✅ Exterior painting
✅ Flooring replacement
✅ Carpet installation
✅ Cabinet replacement without plumbing or electrical changes
✅ Countertop replacement
✅ Minor trim and molding work
✅ Cosmetic drywall repairs
✅ Interior decorating projects
✅ Landscaping improvements
✅ Fence repairs (depending on scope and municipality)
However, even seemingly simple projects can trigger permit requirements if they involve electrical, structural, plumbing, or mechanical modifications.
For example:
- Replacing kitchen cabinets may not require a permit.
- Moving a sink or adding outlets during the cabinet installation probably will.
Florida’s New Permit Exemption for Some Small Projects
Beginning July 1, 2026, Florida law provides an exemption for certain work on single-family homes valued under $7,500.
However, homeowners should understand that this exemption does not generally apply to projects involving:
- Electrical work
- Plumbing work
- Mechanical/HVAC work
- Gas systems
- Structural changes
- Certain flood-hazard areas
Additionally, projects cannot be divided into smaller phases simply to avoid permit requirements.
This change may make it easier for homeowners to complete certain cosmetic or minor non-structural projects, but it does not eliminate the need to verify permit requirements with local authorities.
City, County, or State: Who Issues the Permit?
This is where many homeowners get confused.
Municipal Building Departments
Most Broward County cities have their own building departments that issue permits.
Examples include:
- Fort Lauderdale
- Plantation
- Coral Springs
- Pembroke Pines
- Davie
- Hollywood
- Miramar
- Sunrise
- Pompano Beach
If your property is located within a city, that municipality is often your first point of contact.
Broward County
Broward County issues permits primarily for:
- Unincorporated Broward County properties
- Certain contract jurisdictions
- County-specific reviews related to environmental or development requirements
State of Florida
State involvement often comes into play through:
- Contractor licensing
- Building code requirements
- Specialized permitting regulations
- Certain coastal, environmental, or transportation-related projects
What Happens If You Skip a Required Permit?
Unfortunately, homeowners sometimes discover permit issues years later when they decide to sell.
Potential consequences may include:
- Fines and penalties
- Stop-work orders
- Difficulties obtaining insurance coverage
- Delays during closing
- Problems with appraisals
- Requirements to obtain after-the-fact permits
- Costly corrective work
As a real estate agent, I’ve seen permit issues delay transactions and create unnecessary stress for both buyers and sellers.
Questions to Ask Before Starting a Project
Before any major repair, renovation, or remodel, ask:
- Does the project affect structure, plumbing, electrical, HVAC, or roofing?
- Is my property inside a municipality with its own permitting department?
- Will inspections be required?
- Is a licensed contractor needed?
- Could this project affect future resale value?
- Are HOA approvals also required?
If you’re unsure, it’s always best to check before work begins.
Final Thoughts
Home improvements can increase comfort, improve safety, and boost property value. But understanding permit requirements is an important part of planning any project.
When in doubt, verify permit requirements with your city, Broward County, licensed contractor, or building department before starting work. A quick phone call today may save significant time, money, and headaches down the road.
As your local real estate resource, I know that maintaining and improving a home is one of the biggest investments many of us will make. Whether you’re updating a kitchen, replacing a roof, installing impact windows, or tackling a long-awaited remodeling project, taking a few extra minutes to verify permit requirements can help protect your investment and prevent unexpected headaches down the road.
My goal is always to help our Broward County community make informed decisions about homeownership—whether you’re planning renovations, preparing to sell, or simply looking for ways to maintain your property’s value. If you have questions about how a renovation may affect your home’s marketability, insurance, or resale value, I’m always happy to be a resource.
Thinking about remodeling, selling, or buying a home in Southeast Florida? Let’s connect! I’d love to help you understand how today’s improvements can impact tomorrow’s home value. Feel free to reach out anytime for trusted guidance, local market insight, or a complimentary home value consultation.
📞 Contact me today to start the conversation—and let’s make sure your next home project adds both value and peace of mind.
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
Disclaimer
This article is intended for general informational purposes only and should not be considered legal, construction, code, or permitting advice. Permit requirements change frequently and can vary by city, county, project scope, property type, flood zone designation, and state regulations. Always verify current requirements with your local building department, municipality, Broward County, the State of Florida, your licensed contractor, and other applicable agencies before beginning any repair, renovation, remodeling, or construction project.
SE Florida Market Snapshot – June 2026
SE Florida Market Snapshot – June 2026
Snapshot of Today’s Broward County Market
The Broward County real estate market continued to show a clear shift toward buyers in June 2026, with inventory levels rising sharply across Hallandale Beach, Dania Beach, Hollywood, Wilton Manors, and Fort Lauderdale. While average sales prices remained resilient in several markets—including Hollywood (+37%), Hallandale Beach (+28%), and Fort Lauderdale (+14%)—closed sales activity declined significantly, ranging from 67% to 87% fewer properties sold year-over-year. Buyers also gained more negotiating power, with homes selling at approximately 91% to 94% of list price and months of inventory increasing between 97% and 579%, depending on the city.
Bottom Line: Broward County home prices are holding relatively strong, but rising inventory and slower sales are creating a more balanced, buyer-friendly market. Sellers should focus on strategic pricing and strong property presentation, while buyers may find more choices and greater negotiating opportunities than they have seen in recent years.
Advice for buyers
- Leverage the extra inventory, but don’t overplay your hand
- You often have multiple options and more time to decide—use that to compare HOA fees, insurance quotes, and reserves (especially for condos).
- Focus on total monthly cost, not just price
- Insurance + taxes + HOA can swing affordability more than a small price difference, particularly in Broward’s coastal and condo markets. Get quotes early and build them into your budget.
- Negotiate with data
- Use recent days‑on‑market and price reductions in the neighborhood to justify your offer and repair credits. In a cooler market, sellers are more open to concessions on closing costs, repairs, or rate buydowns.
- Be picky about building quality and reserves
- For condos, review the budget, reserves, and recent engineering reports. Newer safety and reserve rules can mean higher assessments—better to know now than be surprised later.
- Get pre‑approved and be clear on your walk‑away line
- A strong, clean pre‑approval still stands out. Decide in advance the max payment you’re comfortable with so you don’t stretch just because a property feels “perfect.”
Advice for sellers
- Price for today’s market, not yesterday’s peak
- With prices slightly correcting and days on market rising, overpricing is the fastest way to sit stale and invite lowball offers. Start at a realistic, data‑backed price that matches recent closed sales, not just active listings.
- Win on presentation
- In a higher‑inventory market, your home is competing hard for attention. Professional photos, good lighting, decluttering, minor repairs, and neutral paint can be the difference between “scroll past” and “schedule a showing.”
- Be ready to negotiate—and to give value
- Buyers now expect something: a price adjustment, closing cost help, or a credit for updates. Decide ahead of time what you’re willing to offer so you can respond quickly and keep good buyers engaged.
- Mind the first 2–3 weeks on market
- That’s when you get the most eyeballs. If showings are slow or feedback is consistently about price, adjust quickly rather than waiting months and chasing the market down.
- For condo sellers: get your paperwork tight
- Have association docs, budgets, reserves, and recent inspections ready. The smoother and more transparent the building looks, the less nervous buyers (and their lenders) will be.
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
July 2026 ~ 4th of July Fun, Vintage Trends and Barndominiums!
July 2026 NewsletterWelcome to Your July 2026 Real Estate & Lifestyle Update!
Hello friends, neighbors, and sunshine lovers ☀️ July is officially arriving here in beautiful South Florida—and you can feel the energy everywhere. Between long beach days, backyard gatherings, and fireworks lighting up the sky, this is the season where home truly becomes the heart of it all. As your local real estate resource (and someone who absolutely loves where we live), I always think of July as the perfect blend of celebration, inspiration, and fresh ideas for making your home even more special. And this month’s newsletter is packed with just that. With the 4th of July right around the corner, we’re sharing a few fun, fresh celebration ideas—from simple ways to elevate your backyard party to practical reminders to help keep your family, guests (and even pets!) safe while enjoying the festivities. After all, while fireworks and summer traditions bring us together, safety is just as important as the celebration itself. Inside your home, it’s all about effortless upgrades that feel high-end without the heavy lift. You’ll find inspiration for incorporating brass, copper, and gold accents—a trend that’s having a major comeback thanks to its warm, timeless appeal and ability to instantly elevate a space. We’re also taking a closer look at one of the most talked-about housing trends right now: barndominiums. These versatile, open-concept homes are gaining popularity across the U.S. for their flexibility, durability, and unique blend of modern design with rustic charm. And if you love a little nostalgia mixed with style (who doesn’t?), you’ll enjoy our spotlight on vintage-inspired décor—a trend that’s bringing warmth, personality, and story-driven design back into today’s homes. Whether you’re thinking about buying, selling, updating your space, or just soaking in everything summer has to offer, my goal is always the same—to keep you informed, inspired, and connected to our amazing community. Here’s to a joyful, safe, and beautifully styled July ✨ |
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Real Estate Updates | Area Reports | May 2026
As always, I’m here to be a resource for you—whether you’re dreaming about your next move, considering updates to maximize your home’s value, or simply looking for trusted guidance along the way. Summer in SE Florida is a beautiful time to pause, enjoy, and plan ahead, and I’d love to support you in making the most of it. If you have questions about the market, your property, or would like a personalized home valuation, please don’t hesitate to reach out. I’m always just a call, text, or email away—and ready to help whenever you need it.
⇒ 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
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