Florida Realtors September 2026 Housing Report: What the Numbers Mean for Your Files

ORLANDO · November 7, 2026

Florida homes went under contract faster in September 2026 than a year earlier, even as closed sales slipped. Median time to contract fell to 47 days for single-family homes and 65 days for condo-townhouse units, according to Florida Realtors. Inventory tightened, and cash buyers made up more than half of condo sales.

The Headline Numbers

Florida Realtors released its September report on Oct. 16, 2026. Statewide single-family closed sales totaled 20,537, down 3.5% year over year. Condo-townhouse closed sales totaled 7,179, down 0.1%.

The statewide median sale price was $415,000 for single-family homes, up 1.2%. The condo-townhouse median was $293,500, down 1.8%.

Chief Economist Brad O'Connor called it "a second straight month of declining year-over-year sales." He named rising mortgage rates as the main reason, per the press release.

Number One: Time to Contract

Median time to contract is the number of days from listing to accepted offer. For single-family homes it dropped to 47 days from 53, an 11.3% decline, per the single-family summary. Condo-townhouse units dropped to 65 days from 77, per the condo summary.

The month-to-month view is flatter. In August, single-family time to contract was 44 days, per the August summary. So September added three days, while the yearly trend still points faster.

Number Two: Cash Share

Cash buyers closed 5,743 single-family sales in September. That is about 28% of closings, close to 27.7% a year ago.

The condo side moved more. Cash buyers closed 3,765 of 7,179 condo-townhouse sales, about 52%. A year earlier the share was about 50%. Cash deals carry no financing contingency, which is the clause that lets a buyer exit if the loan falls through.

Number Three: Inventory

Months' supply measures how long current listings would last at the current sales pace. Single-family supply fell to 4.4 months from 5.1. Condo-townhouse supply fell to 7.7 months from 9.1.

Active single-family listings dropped 9.8% to 95,799. Active condo-townhouse listings dropped 9.0% to 60,367. Less supply gives sellers more weight when inspection repairs are negotiated.

South Florida Snapshot

MIAMI REALTORS reported 1,733 total Miami-Dade sales in September, down 2%. Condo listings took a median 67 days to reach contract, down from 75. Cash buyers made up 49.4% of existing condo sales and 38.3% of all closed sales.

Miami-Dade single-family supply stood at 5.1 months. Condo supply stood at 12.3 months, which the association classifies as a buyer's market. Comparable Broward and Palm Beach figures were not available in the sources reviewed for this story.

What This Means for Your File

The headline price is not the useful number. Time to contract and cash share are. When time to contract stretches, inspection negotiations get tougher. When cash share rises, files tilt toward faster closings with fewer contingencies. Right now, statewide contracts are coming faster, and more than half of condo deals close in cash. This Monday, sort your active condo files by financing type. Put every cash deal on a shorter task timeline, and confirm the closing date with the title company before inspection results come in.

Frequently Asked Questions

What is median time to contract?

The number of days from listing to accepted offer. In September 2026 it was 47 days for single-family homes, down from 53, and 65 days for condo-townhouse units, down from 77.

How many Florida condo sales were cash in September 2026?

Cash buyers closed 3,765 of 7,179 condo-townhouse sales, about 52%, up from about 50% a year earlier. In Miami-Dade, cash buyers made up 49.4% of existing condo sales.

What is months' supply?

How long current listings would last at the current sales pace. Statewide single-family supply fell to 4.4 months from 5.1, and condo-townhouse supply fell to 7.7 months from 9.1.