Florida’s housing market gained momentum in July 2026 even as mortgage rates moved higher. Existing single-family closed sales rose 5.1% from a year earlier, while condo and townhouse sales increased 11.0%, according to the final statewide report released by Florida Realtors on August 17. Prices held or improved, pending sales advanced, and active inventory declined sharply in both property categories.
The combination matters. July was the eleventh consecutive month of annual closed-sales growth for both categories, but this was not simply a volume story. Single-family prices rose, condo prices stabilized, and the number of homes available for sale fell by double digits. Florida is still not one uniform market, yet the statewide evidence now points to a housing recovery with greater depth than sales alone would suggest.
Florida housing market: July 2026 at a glance
- Single-family sales: 23,870 closings, up 5.1% year over year.
- Condo and townhouse sales: 8,194 closings, up 11.0%.
- Single-family median price: $425,000, up 3.7%.
- Condo and townhouse median price: $295,000, unchanged.
- Pending demand improved: new pending sales rose 2.4% for single-family homes and 3.8% for condos and townhouses.
- Active inventory contracted: down 13.4% for single-family homes and 12.9% for condos and townhouses.
- Supply remained divided: 4.5 months for single-family homes versus 7.8 months for condos and townhouses.
Florida’s final July 2026 housing data
Florida Realtors compiles its statewide statistics from multiple listing service feeds collected through local Realtor associations. The July report covers completed resales, not new-home transactions, and compares July 2026 with July 2025 to control for normal seasonal patterns. Closed sales may reflect contracts signed 30 to more than 90 days earlier.
| Statewide resale metric | Single-family homes | Condos and townhouses |
|---|---|---|
| Closed sales | 23,870, up 5.1% | 8,194, up 11.0% |
| Median sale price | $425,000, up 3.7% | $295,000, unchanged |
| Average sale price | $643,120, up 11.3% | $443,764, up 2.7% |
| Dollar volume | $15.4 billion, up 17.0% | $3.6 billion, up 14.0% |
| New pending sales | 23,642, up 2.4% | 8,096, up 3.8% |
| Active listings | 97,741, down 13.4% | 60,962, down 12.9% |
| Months supply | 4.5, down 16.7% | 7.8, down 18.8% |
| Median time to contract | 47 days, down 2.1% | 76 days, up 11.8% |
Sales growth extended to an eleventh month
The most direct signal is transaction volume. Florida recorded 23,870 single-family closings, compared with 22,707 in July 2025. Condo and townhouse closings increased to 8,194 from 7,381. Both categories have now posted year-over-year sales growth for 11 consecutive months, according to the Florida Realtors July release.
Condo sales grew more than twice as fast as single-family sales. Part of that outperformance reflects an easier comparison following a period when reserve requirements, special assessments and insurance challenges weighed heavily on older condominium buildings. It also reflects price positioning: the statewide condo and townhouse median was $130,000 below the single-family median.
Affordability does not eliminate building-level risk. A lower purchase price can be offset by association fees, reserve contributions, insurance costs or future capital work. MFR’s guides to Florida condo special assessments and milestone inspections and structural reserves explain why due diligence remains essential.
MFR calculation: 32,064 total resales and a 6.6% gain
MFR combined the two official property categories to measure the overall resale pulse. July produced 32,064 closed sales, calculated as 23,870 single-family closings plus 8,194 condo and townhouse closings. The comparable July 2025 total was 30,088. The increase was 1,976 transactions, or approximately 6.6%.
This combined figure is an MFR calculation, not a separately published Florida Realtors series. It is useful because it prevents the much larger single-family market from obscuring the faster condo rebound while still preserving the official category data in the table above.
Falling inventory strengthened the recovery signal
Sales can increase temporarily because of seasonal timing or a weak comparison month. Inventory makes July more consequential. Active single-family listings declined to 97,741 from 112,856 a year earlier. Condo and townhouse listings fell to 60,962 from 70,017.
Combined active inventory therefore fell to 158,703 listings from 182,873, a reduction of 24,170 listings, or approximately 13.2%, based on MFR’s calculation. At the same time, new listings declined 1.4% for single-family homes and 3.3% for condos and townhouses. Demand improved while fewer properties were available to absorb it.
Months supply moved lower as a result. Single-family supply held at 4.5 months, down from 5.4 months in July 2025. Condo and townhouse supply declined to 7.8 months from 9.6 months. The condo category still had about 73% more supply than single-family homes, calculated as 7.8 divided by 4.5. That gap remains one of the defining features of Florida housing in 2026.
The distinction is especially important in South Florida, where high-rise condominiums and scarce detached-home inventory can produce very different negotiating environments. MFR’s analysis of Miami condo prices versus single-family homes and its report on Miami condo supply provide the local context behind the statewide split.
Prices improved, but the two markets moved differently
The single-family median increased 3.7% to $425,000. The condo and townhouse median held at $295,000. A stable condo median alongside an 11.0% sales gain suggests that transaction activity recovered before broad-based price acceleration returned to that category.
Average prices rose faster than medians, particularly for single-family homes. The average single-family sale price increased 11.3% to $643,120, while the median rose 3.7%. That divergence indicates that the mix of homes sold shifted toward higher-priced transactions. It does not mean the typical Florida home appreciated 11.3%.
Dollar volume reached $15.4 billion for single-family homes and $3.6 billion for condos and townhouses. Combined volume was approximately $19.0 billion, up from $16.3 billion a year earlier. MFR calculates a 16.6% annual increase, substantially faster than the 6.6% rise in the number of transactions. Higher single-family prices and a more expensive sales mix account for much of that difference.
Pending sales indicate demand carried into late summer
New pending sales rose 2.4% for single-family homes and 3.8% for condos and townhouses. The single-family increase was the twelfth consecutive annual gain for that indicator. Pending inventory also rose 4.0% and 4.9%, respectively.
Pending sales are not guaranteed closings, but they offer a more current demand signal than completed transactions. Their July advance reduces the likelihood that the closed-sales increase came only from contracts written before mortgage rates rose during the month. The next test will be whether those contracts convert into August and September closings.
Mortgage rates rose during July, but sales still advanced
Freddie Mac’s national 30-year fixed-rate benchmark increased from 6.43% on July 2 to 6.66% on July 30. The five July observations averaged 6.54%, compared with 6.49% across the four June readings. The final July reading was 23 basis points above the first, according to the Freddie Mac PMMS archive.
| Freddie Mac survey date | 30-year fixed rate |
|---|---|
| July 2, 2026 | 6.43% |
| July 9, 2026 | 6.49% |
| July 16, 2026 | 6.55% |
| July 23, 2026 | 6.58% |
| July 30, 2026 | 6.66% |
| MFR July average | 6.54% |
For a $400,000, 30-year fixed-rate mortgage, principal and interest at 6.43% is approximately $2,510 per month. At 6.66%, the same loan is approximately $2,571. The difference is about $61 per month, or approximately $727 over 12 months, before taxes, insurance, association fees and mortgage insurance.
This payment comparison uses the standard amortization formula and is an illustration, not a loan quote. Freddie Mac’s survey is a national conventional purchase-loan benchmark. Individual pricing depends on the borrower, property, loan structure and market conditions.
Cash remained central to the condo market
Cash buyers accounted for 26.2% of single-family closings and 51.0% of condo and townhouse closings. In raw numbers, Florida recorded 6,263 cash single-family sales and 4,176 cash condo and townhouse sales.
MFR calculates that cash represented approximately 32.6% of all July resales, using 10,439 cash transactions divided by 32,064 combined closings. The 24.8 percentage-point difference between the property categories underscores how investors, second-home buyers and equity-rich households can influence condo activity differently from the financed single-family market.
What July means for Florida buyers, sellers and investors
| Market participant | July signal | Practical interpretation |
|---|---|---|
| Single-family buyer | 4.5 months of supply and prices up 3.7% | Selection remains meaningful, but falling inventory can reduce leverage in competitive submarkets. |
| Condo buyer | 7.8 months of supply and a flat median price | Negotiating leverage may remain stronger, subject to building finances, insurance and planned capital work. |
| Seller | More sales, fewer active listings | Improving demand supports well-positioned properties, but overpricing can still extend marketing time. |
| Investor | Sales and dollar volume both increased | Market liquidity improved, but acquisition analysis should still include insurance, taxes, reserves and financing costs. |
The most balanced conclusion is constructive but not euphoric. Florida’s market is absorbing transactions despite mortgage rates near the mid-6% range. Inventory is moving lower, single-family prices are rising, and condo demand is recovering. At the same time, condo supply remains elevated relative to detached homes, and local differences can be substantial.
Readers comparing regions should use MFR’s Florida home-price analysis by county. Those evaluating timing can also review seven signals for Florida homebuyers and the latest analysis of Florida homeowners insurance trends.
Frequently asked questions
Did Florida home sales rise in July 2026?
Yes. Single-family closed sales increased 5.1% year over year to 23,870. Condo and townhouse sales rose 11.0% to 8,194.
What was Florida’s median home price in July 2026?
The statewide single-family median sale price was $425,000, up 3.7% from July 2025. The condo and townhouse median was $295,000, unchanged from a year earlier.
Is Florida a buyer’s market or a seller’s market?
There is no single statewide answer. Single-family inventory measured 4.5 months, while condo and townhouse inventory measured 7.8 months. Local supply, price range, property condition, insurance and association finances can materially change negotiating leverage.
Was Florida housing inventory higher or lower?
Active inventory was lower than a year earlier. Single-family active listings fell 13.4%, and condo and townhouse listings declined 12.9%.
Are Florida condo sales recovering?
Statewide condo and townhouse sales rose 11.0% year over year, marking an eleventh consecutive annual increase. However, supply remained higher than in the single-family market, and results can vary significantly by building and location.
What was the average mortgage rate in July 2026?
MFR calculates a 6.54% average from Freddie Mac’s five weekly 30-year fixed-rate readings in July. The benchmark increased from 6.43% on July 2 to 6.66% on July 30.
Sources and methodology
Primary sources: Florida Realtors July 2026 release; Florida Realtors single-family data detail; Florida Realtors condo and townhouse data detail; Florida Realtors market-data archive; and the Freddie Mac PMMS archive. MFR calculations add the two official property categories or divide displayed values as described. Totals may reflect rounding in the source reports.
This analysis is educational and does not constitute financial, legal, tax, insurance, investment or real-estate advice. Market data can be revised, and property-level conditions vary.
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Miami Finance Review produces independent editorial analysis. Figures are attributed to their sources and independently cross-checked where possible. This content is informational and is not investment, legal, tax or lending advice.
