Why are condos and single-family home markets different right now?

Single-family homes closed at a median near $680,000 in summer 2026, up a few percent from a year earlier, with supply around five months, which leans toward sellers.

Condos and townhomes sold at a median around $410,000, with supply over twelve months, a clear buyer's market. Condo inventory has been falling month to month, but it started from a very high level.

The same split shows in Broward: single-family homes around a $650,000 median with roughly four months of supply, and condos around $255,000 with supply closer to ten months.

In both counties, the single-family market is tighter and the price growth stronger than the condo side.

Condo buyers carry association fees and insurance costs that have risen sharply, and buildings with large special assessments or underfunded reserves are harder to sell and to finance.

Condos also saw a wave of new supply, while the single-family market has been held back by the lock-in effect, where owners with low-rate mortgages stay put rather than list.

A condo can mean real negotiating room and more choices, provided the building's finances are healthy, which is why the documents matter as much as the price.

A single-family home comes with more competition but also more privacy, yard, and often stronger value growth. The right call depends on your lifestyle, your budget, and the building's health.

I show you the real numbers for the property type, area, and price range you want, and I read the building documents so the choice is based on facts, not a broad market label.

Whether you are buying or selling, the plan is built around the segment you are actually in.