Blog Feed

Palm Beach County Market Report Oct 2025

Wed, 26 Nov 2025 08:45:57 -0600

Year over year sales volume has been increasing this year in Palm Beach county as other counties in Florida falter. Single family homes and condo values have risen 3.5% and 3.3% respectively.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Broward County Market Report Oct 2025

Wed, 26 Nov 2025 08:31:57 -0600

The number of closed homes sales is up in the month of Oct for both single family homes and condos. This is the first times we have seen year of year sales volume improve since interest rates started rising four years ago. Homes have become more affordable recently as interest rates have come down for their highs of close to 8% in the fall of 2023 to about 6.2% today for a 30 year loan. Prices for condos have dropped 7.5% in the past year and just a slight improvement of 0.6% for single family homes.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

The Rising Trend of De-Listing Real Estate Listings: What’s Behind It?

Wed, 10 Sep 2025 06:22:34 -0500

In recent years, a curious phenomenon has emerged in the real estate market: the increasing trend of de-listing properties. De-listing, or removing a property from the active real estate market, has become more common, sparking discussions among buyers, sellers, agents, and industry analysts. But what’s driving this trend, and what does it mean for the housing market? In this article, we’ll explore the reasons behind de-listing, its implications, and what it signals about the broader real estate landscape.

What Is De-Listing?

De-listing occurs when a seller removes their property from the market, either temporarily or permanently, before it sells. This can happen through a real estate agent’s decision to withdraw the listing from the Multiple Listing Service (MLS) or by canceling a for-sale agreement altogether. While de-listing isn’t new, its frequency has risen in certain markets, particularly in the wake of economic shifts, changing buyer behavior, and evolving seller expectations.

Why Are Sellers De-Listing?

Several factors contribute to the growing trend of de-listing. Here’s a closer look at the key drivers:

1. Pricing Missteps

One of the most common reasons for de-listing is overpricing. Sellers, often optimistic about their property’s value or influenced by outdated market highs, may list their homes at prices that don’t align with current demand. When showings are scarce or offers don’t materialize, sellers may choose to de-list rather than lower their asking price. This is particularly prevalent in markets transitioning from seller-driven to buyer-driven dynamics.

2. Market Cooling

In recent years, many housing markets have shifted from red-hot bidding wars to more balanced or even sluggish conditions. Rising interest rates, economic uncertainty, and affordability challenges have dampened buyer enthusiasm. Sellers who listed during a peak market may find their properties sitting longer than expected, prompting them to de-list and wait for better conditions.

3. Strategic Timing

Some sellers de-list to "reset" their listing’s days-on-market (DOM) count. Properties that linger on the MLS can develop a stigma, with buyers assuming something is wrong with the home. By de-listing and relisting later—sometimes after minor updates or price adjustments—sellers can present their property as "fresh" to attract renewed interest. There is no evidence this strategy works. The market is very transparent now thanks to real estate websites publishing market history of your property.

4. Personal Circumstances

Life changes, such as job relocations, financial shifts, or family decisions, can lead sellers to reconsider their plans. For example, a seller might de-list if they decide to stay in their home due to a change in employment or if they can’t find a suitable replacement property in a competitive market.

5. Seasonal Trends

Real estate is often seasonal, with spring and summer typically being the busiest times for listings. Sellers who list late in the year may choose to de-list during the slower fall and winter months, planning to relist when buyer activity picks up again.

6. Renovation or Staging Needs

Properties that don’t show well—whether due to outdated interiors, needed repairs, or poor staging—may struggle to attract buyers. Some sellers opt to de-list, invest in renovations or professional staging, and relist to make a stronger impression.

The Impact of De-Listing

The trend of de-listing has ripple effects across the real estate ecosystem:

1. For Sellers: De-listing can be a strategic move, but it comes with risks. Waiting for a better market may not guarantee a sale, especially if economic conditions worsen. Sellers also face costs like ongoing maintenance, taxes, or lost opportunities while their home is off the market.

2. For Buyers: A wave of de-listings can shrink available inventory, making it harder for buyers to find suitable homes. However, it can also signal a shift toward a buyer’s market, where those who remain active may have more negotiating power.

3. For Agents: De-listing complicates the work of real estate agents, who must manage client expectations, adjust marketing strategies, and navigate longer sales timelines. Agents may need to invest additional time in educating sellers about realistic pricing and market trends.

4. For the Market: Large-scale de-listing can skew perceptions of market health. Fewer active listings may artificially inflate demand metrics, while a sudden relisting surge could oversaturate the market, driving prices down.

What Does This Mean for the Future?

The de-listing trend reflects a broader recalibration in real estate. As markets adjust to higher interest rates, inflationary pressures, and evolving buyer preferences, sellers are becoming more cautious and strategic. Here are a few predictions and tips for navigating this trend:

1. For Sellers: Work with a knowledgeable agent to price your home competitively from the start. Consider market conditions and buyer psychology before deciding to de-list. If you do pull your property, use the downtime to enhance its appeal through repairs, staging, or professional photography.

2. For Buyers: Stay patient and keep an eye on relisted properties, which may come back at lower prices or with upgrades. Work with an agent who can track de-listed homes and alert you when they re-enter the market.

3. For the Industry: Real estate professionals should focus on data-driven strategies, helping clients understand market shifts and set realistic expectations. Transparency about de-listing trends can build trust and foster better decision-making.

In summary

De-listing is more than a temporary pause in the sales process—it’s a symptom of a changing real estate landscape. Whether driven by pricing challenges, market cooling, or strategic timing, the rise in de-listings underscores the need for adaptability among sellers, buyers, and agents. By understanding the reasons behind this trend and its implications, stakeholders can make informed decisions in an increasingly complex market. As the real estate world continues to evolve, staying proactive and informed will be key to navigating the opportunities and challenges ahead.

Florida Foreclosure Process Explained

Mon, 08 Sep 2025 12:20:18 -0500

Home foreclosures are not nearly as prevalent as they were 10 years ago. Even in a much better economy homeowners are still finding themselves in financial distress and falling behind on their mortgage payments. In Broward County several dozen homeowners each week are served a Lis Pendens notice. This is the beginning of the foreclosure process. If you have been served a Lis Pendens recently, here is an overview of what you can expect.

Florida is known as a judicial state when it comes to foreclosure. That means that the lender (plaintiff) must bring legal suit against the borrower (defendant) to force the sale of the subject property at a foreclosure auction. There is a specific process they must follow. It takes time and costs the lender a lot of money in legal fees and other court costs. These costs can be passed on to you if you have significant equity in the property.

A typical foreclosure in Florida has 4 phases.

1. Lis Pendens notice (Notice of Default)

2. Final Judgement

3. Foreclosure Auction

4. Objection Period

Lis Pendens is latin for Suit Pending. It is a notice recorded at the county records department and is accessible to the public in person and online. It serves notice to all parties involved of the pending foreclosure action. Other parties include anyone with an ownership claim or other lien holders either recorded or not recorded. A homeowner will be served a Lis Pendens notice usually sometime between missing payments for 3 to 6 months.

Final Judgement. Another three to six months or more can go by before a Final Judgement amount can be determined in court by a judge. The Final Judgement is a summation of the current principle owed plus any other costs incurred by the lender. Such as attorney fees, court costs, late charges, added interest on the loan, escrow advances for taxes and insurance, 3rd party inspections, appraisals. All of these costs and fees can add up to a significant amount of money, destroying the current equity in the property. The final judgement contains the order and date for the foreclosure auction.

Foreclosure Auction. About 90 days from the date of the final judgement comes the foreclosure auction. It is run by the county and almost all of them take place online. Live foreclosure auctions are rare. At the auction the lender will set their maximum bid for the property. If no third party bids above that amount, the lender takes back the property and then usually hires a broker to sell it for them. If an investor bids over the lenders maximum amount they become the new owner of the property. If the property is sold above the final judgement amount, whatever is left over is divided among any other lien holders depending on their lien priority. What remains after that, if anything, goes to the prior owner. Immediately after the sale the winner bidder receives a Certificate of Sale. They have no rights to the property yet, and they won't until after the Objection Period. They can't legally enter the property or begin evictions until they receive a Certificate of Title.

Objection Period

After the auction there is a ten day objection period during which the prior owner, and other parties like a tenant or other lien holder, can contest the sale. If no objections are filed the auction winner is issued a Certificate of Title. If an objection is filed it could delay the transfer for many months depending on the courts case load. Investors trying to purchase foreclosures need to factor in these potential delays. They are required to pay the bid balance the next business day regardless of whether an objection is filed.

The new owner, whether it is an investor or the lender must then evict the current occupants in order to regain possession of the property, or work out some kind of deal to surrender the property. This is often called a Cash for Keys arrangement. An eviction can take 60 days or much more depending on the courts workload.

Someone who has recently been served their Lis Pendens notice could, in theory, remain in the property for a year or two or even more if they have a good attorney that can stall the process at strategic intervals. It could be the right route to take for some homeowners. But it is expensive and by continuing to not paying your mortgage will wreck your credit. If it is unsuccessful you could destroy any equity you have in the property.

If you go all the way through to being evicted your future housing options will be extremely limited. It is very difficult to function in today’s society with poor credit. If you let your property get foreclosed on, your rental options become very limited. Be proactive. Speak with an attorney and see if it worth fighting the foreclosure. Filing for bankruptcy protection could be another option. If you can’t afford an attorney selling is probably your best option. It can be done even if you owe more than your property is worth. This is called a short sale.

I have been helping people in these situations for almost two decades. I have been on the brink of foreclosure and bankruptcy myself during the real estate market downturn. I understand the stress it can cause. Fortunately, you still have options open to you. However, the longer you wait to take action, the fewer options you will have.

If you have equity in your property, I can get it sold quickly to prevent further damage to your credit rating.

If you don’t have any equity, I can negotiate with your lender to sell the home for less than you owe on it, to prevent foreclosure. This is called a short sale. It was a common occurrence not too long ago and I have had many successes for my past customers.

In some circumstances, I even can make you a cash offer on your property and close on a date of your choosing, if you want to avoid the hassle of putting your home on the market.

Give me a call at 954-895-2431 for a consultation as soon as you can.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Palm Beach County Market Report July 2025

Mon, 25 Aug 2025 07:37:10 -0500

Here is the July 2025 edition of the Palm Beach County Market Snapshot. There is good news here for buyers. Median values have declined 4.8% for single family homes and 6.1% for condominiums compared to the same period last year. The volume of closed sales is relatively unchanged for single family homes and is down 12.4% for condominiums.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Broward County Market Report July 2025

Mon, 25 Aug 2025 07:16:47 -0500

Here is the July 2025 edition of the Broward County Market Snapshot. The number of closed sales continues to decline. Median values for single family homes is still fairly stable. Active listings continues to rise. There is 6 months worth of inventory for single family homes and 12 months of inventory for condominiums.

What this report doesn't show is a rise in rental listings throughout Broward County. This rise is mostly condominiums where the owners have found it difficult to get the price they expect. This will put pressure on rental rates which peaked in 2022 and 2023.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

The Rise and Risk of Buying Older Condos in South Florida

Wed, 13 Aug 2025 08:03:00 -0500

South Florida has long been a haven for condo buyers, offering ocean views, urban living, and relative affordability compared to single-family homes. But in 2025, purchasing an older condominium in Miami-Dade, Broward, or Palm Beach County comes with increasing caution—and potential cost. Recent legislative changes, safety concerns, and shifting market conditions are putting pressure on aging condo communities, making it essential for buyers to do deeper due diligence before making a move.

Why Older Condos Are Under the Microscope

The 2021 collapse of Champlain Towers South in Surfside was a turning point for Florida’s condo industry. In response, the state passed Senate Bill 4D, which introduced sweeping reforms that directly impact older buildings:

Mandatory milestone inspections for buildings 30 years old (or 25 if near the coast).
Structural reserve studies required every 10 years.
Mandatory funding of reserves—HOAs can no longer waive or underfund reserves for structural components.

These rules became enforceable starting January 1, 2025, and the financial and operational burden is now hitting associations—and unit owners—hard.

How These Rules Affect Condo Buyers

1. Higher HOA Dues and Special Assessments

Many older buildings are now scrambling to comply by performing inspections, commissioning reserve studies, and initiating major repairs. As a result:

Monthly dues are rising significantly to cover reserve requirements.
Special assessments for structural repairs are common—ranging from thousands to tens of thousands per unit.

For buyers, this means the cost of ownership can spike suddenly, and unpredictably.

2. Financing Challenges

Lenders are becoming increasingly cautious:

Fannie Mae and Freddie Mac won’t back loans in buildings that fail to meet structural or financial stability guidelines.
FHA and VA financing may also be restricted.
Mortgage approval now often hinges on HOA questionnaires, reserve fund strength, and pending assessments.

Buyers using financing may find fewer loan options or be denied altogether if the building is flagged.

3. Reduced Resale Appeal

With affordability and risk in question, some older condos are sitting longer on the market. Resale values may decline—especially in buildings needing substantial upgrades or with unclear plans for compliance.

High-Risk Zones in South Florida

Older condos are most concentrated in:

Miami Beach, Sunny Isles, and North Miami
Coastal exposure and aging stock make these areas top of mind.
Hollywood and Fort Lauderdale
Many high-rises built in the '60s and '70s are now facing compliance deadlines.
West Palm Beach and Boca Raton
While some luxury towers are well-funded, mid-market buildings are feeling the pressure.

What Buyers Should Ask Before Purchasing

If you’re considering buying an older condo in South Florida, get answers to the following:

When was the last milestone or structural inspection completed?
Is there a reserve study? When was it last updated?
Are there any upcoming or ongoing special assessments?
What is the current reserve balance vs. recommended funding?
Is the building compliant with SB 4D?

Always request and review the HOA budget, financial statements, and board meeting minutes.

Final Thoughts

Older condos in South Florida can still offer tremendous value—especially for cash buyers or those willing to take on renovation risk. However, today’s environment requires a more informed and cautious approach.

In 2025 and beyond, the real question isn’t just “Can I afford the unit?” but “Can I afford the building?”

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Broward County Market Report June 2025

Wed, 23 Jul 2025 14:58:00 -0500

Here is the June 2025 edition of the Broward County Market Snapshot. The decline in condo values is picking up speed. Median sales prices have declined 6.1% over a year ago. There is now more than a 12 month supply of condos for sale.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Palm Beach County Market Report June 2025

Wed, 23 Jul 2025 14:47:38 -0500

Below is the Market Snapshot for Palm Beach County in June 2025. The median sales prices for single-family homes have declined by 5.2% over the same time last year. What makes this unusual is that the decline exceeds the 3.1% decline in condo values. Inventory for single-family homes is rising quicker than condos in Palm Beach County as well.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!

Is Your Plan B to Just Rent it Out?

Mon, 14 Jul 2025 07:10:24 -0500

Everyone has heard the stories of the significant rise in inventory of homes for sale in Florida. Some areas are worse than others. Cape Coral is probably at the top of the list. Here in Broward County, we have approximately 18,000 active listings as of mid-summer 2025. Active listings for sale has plateaued recently as we are in the most active selling months of the year. However, a trend I have noticed is that rental listings are still rising rapidly.

Home sellers who have not been able to sell their property at the price they expect are deciding to become landlords and rent out their space. Many are running For Sale and For Rent listings simultaneously. This is leading to a decline in rental values that I expect to continue. South Florida saw a huge influx of renters during the pandemic which pushed rents higher as well as home values. Things have changed. Many people decided it is too expensive to live here and many have been called back to the office. Work-from-home policies have changed for many. We have also seen a big increase in new apartment buildings come online in South Florida. Some are offering one or even two months of free rent to attract new residents.

AirBnb became hugely popular over the past five years. But, South Florida is saturated now and AirBnb owners are struggling to be profitable renting on a short-term basis and are turning to mid-term and long-term rentals.

Before you decide to just rent it out ask yourself if you really want to be a landlord. I have been a landlord and have managed many properties. It is not passive income. There are also plenty of risks that go along with renting such as vacancies, tenant defaults, large capital expenses and of course liability. Landlords get sued a lot. Rising taxes and insurance are squeezing cash flows right now. I am seeing instances where rents are barely covering those two items for some landlords. If you are renting a condo and get hit with an assessment you can't afford, then what do you plan to do?

When done right, landlording can be a path to wealth. But if not taken seriously, it can lead to frustration or worse. It should not be a Plan B. That is what we call being an Accidental Landlord. Before renting your property out, take a close look at what the return on your investment will be and compare that to other investments. There are risk-free investments such as treasury bills that will return about 5% today. That is your baseline. Why accept less for an investment that is more work and higher risk?

Real estate trends don't turn on a dime. They move slowly, and I expect rental inventories to continue to rise and rents to continue to soften for the next year or more. If you are going to be a landlord, be in it for the long haul. That is a good strategy. Just renting it out until market conditions for selling get better will not likely be a successful venture.

So, what to do? Maybe, accept something less on the sale of your home. If you have owned it for more than five years, you have done very well. Or, use seller financing to get a better price on your property. In my opinion being a lender is a lot less risky and less work than being a landlord.

Subscribe to my newsletter here.

Serving The Greater Fort Lauderdale area since 2006

You can reach me 954-895-2431

If You Like This Post, Please Share. Thanks!