Last month a buyer told me, "Agu, everyone says Broward condos are cheap right now, but every time I make an offer, a cash buyer shows up." He wasn't wrong. He was reading half the data. Here's the full picture, because it changes how you should shop.
The numbers below come from the Miami Realtors report on September 2026 sales, released October 16.
The Leverage Is Real: 10.2 Months of Supply
Existing Broward condos carried 10.2 months of supply in September. Single-family homes sat at 4.2 months. A balanced market runs six to nine months, so condos tilt toward buyers while houses tilt toward sellers. Same county, two different negotiations.
Condos also closed at a median 93% of original list price, compared with 96% for houses. That gap is your negotiating room. It took a median 69 days from listing to contract and 105 days to close, so sellers aren't racing anyone. I walk through this split in Broward condos vs. houses and the supply gap.
Supply gives you leverage. Preparation lets you use it. A buyer with a clean file beats a buyer with a lower number.
The Catch: Cash Is 54.7% of Condo Sales
Cash bought 54.7% of Broward existing condo sales in September, against 24.9% of single-family sales. If you're financing, you're competing in a market where more than half the buyers don't need a lender or an appraisal.
I don't tell clients to panic about that. I tell them to compete on certainty. Here's how:
- Get fully underwritten, not just pre-approved. A seller reads that as a near-cash offer.
- Pick a financeable building. Only 21 of 2,397 South Florida condo buildings are FHA-approved, and Fannie Mae and Freddie Mac dropped the limited review option on August 3, 2026. Check the building before you fall for the unit. I explain the rules in the Fannie Mae condo rules for Miami buyers.
- Ask for credits, not only price. With 93% of list as the median, concessions, closing cost help and flexible dates are fair requests.
- Keep your liquidity. Don't drain reserves for a bigger down payment. I get into that tradeoff in cash vs. financing on a Miami condo.
Prices Are Down, But Inventory Is Shrinking
The median Broward condo price was $235,000 in September, down 14.55% from $275,000 a year earlier. Condo inventory fell 12% to 9,582 listings, and it has declined eight months in a row. Mortgage rates also rose to 7.46% by October 13, which keeps some buyers on the sidelines and some sellers stuck.
Falling inventory with soft prices is the moment I pay attention to. Supply is tightening while sellers still negotiate. That window does not stay open forever. The same pattern is why I wrote about the South Florida condo market turnaround, and why the Miami condo buyer's market playbook matters if you're ready to act.
Who Keeps Buying
Demand doesn't come from nowhere. People and companies keep arriving, and out-of-state driver license exchanges in Broward rose 6% in 2025, led by New York, California and New Jersey. Corporate moves feed the same demand, which I cover in why corporate relocations keep driving luxury demand. Deep inventory today and steady arrivals tomorrow is exactly the setup where careful buyers do well.
Protect the Purchase
Buy the home. Protect the family. Build the legacy. In a condo, protecting the family means reading the reserves, any pending special assessments and the master insurance renewal before you offer, then pricing your own policy. A discount that disappears into a special assessment isn't a discount. I'm licensed in both real estate and insurance so you see that full cost on day one.
If you're ready to make the move, I'm ready to help you do it right. Call me at (305) 791-0812 or visit HomeWithAgu.com. Let's build something real.
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Frequently Asked Questions
Is Broward a buyer's market for condos right now?
Yes. Miami Realtors reported 10.2 months of supply for existing Broward condos in September 2026, and a market is balanced at six to nine months. Condos closed at a median 93% of original list price, so buyers have room to negotiate.
Why do cash buyers matter if I'm financing a Broward condo?
Cash made up 54.7% of Broward existing condo sales in September 2026. Sellers know a cash offer closes cleaner, so a financed buyer wins by being fully underwritten, choosing a financeable building and asking for credits instead of just a lower price.
Are Broward condo prices falling?
The median Broward condo price was $235,000 in September 2026, down 14.55% from $275,000 a year earlier. Condo inventory has fallen eight straight months, so I tell buyers the window is real but not permanent.
Agu Ukaogo
South Florida Luxury Realtor & Wealth Protection Strategist. FL Real Estate License SL3588365 | Insurance NPN 22138920. One of the few advisors in Miami licensed in both real estate and insurance. HomeWithAgu.com · (305) 791-0812