The State of South Florida Real Estate — June 2025
- Condo Market Cools: Miami-Dade condo sales dropped nearly 25% in May, with Palm Beach and Broward following closely. Median prices are stagnant, especially in buildings over 20 years old.
- Inventory Expands Rapidly: Listings for both condos and single-family homes rose 30–40% year-over-year, reflecting seller urgency and fewer cash buyers.
- Luxury Still Moves: Ultra-luxury single-family homes ($5M+) and branded condos are still selling, buoyed by cash-rich domestic and international investors.
- Older Buildings = Trouble: Units in aging high-rises are depreciating fast due to rising insurance, special assessments, and inspection regulations.
Why It Matters
- The Power Dynamic Has Shifted: Buyers now have leverage — something rare in the last five years.
- Equity is Shrinking: Older condo owners are losing value fast, especially in unsellable buildings that don’t meet mortgage or insurance standards.
- South Florida is Two Markets: One of wealth and new development. One of aging, over-assessed inventory in financial decline.
- This is a Wealth Filter Moment: Residents with cash or flexible capital will thrive. Everyone else must play defense.
What’s Next
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South Florida real estate is no longer a one-size-fits-all hustle. It’s a complex chessboard of cash power, timing, risk, and access. The people who win in 2025 will be those who:
- Know which properties are appreciating vs collapsing
- Understand new financing limits and insurance rules
- Can move strategically before the next hurricane season
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