Published by Peter Zalewski
12/5/2023 
9:52:44 PM 
Broward County has more than 11 months of luxury condo supply – a minimum price of $1 million per unit – available for purchase at the start of the South Florida Winter Buying Season that generally stretches from November through April, according to an analysis by CondoVulturesRealty.com.
In the first nine months of 2023, buyers purchased an average of about 35 units per month for a total of about 315 units between January and September.
Based on the active listings in the Multiple Listing Service – a database used by Realtors to market condos – the market is currently in a buyers market based on the supply available for purchase.
Generally, six months of supply is considered equilibrium for the housing market. Less months indicates a sellers market and more months points to a buyers market from a negotiating perspective.
Currently, the average asking price for a condo is $2.4 million per unit compared to an average sales price of $1.8 million per unit. Pending sales went under contract at an average asking price of $2.6 million per unit.
On a price per square foot basis, the average asking price for a condo is $1,046 psf compared to an average sales price of $826 psf. Pending sales went under contract at an average asking price of $1,063 psf.
To gauge buyer sentiment, it is important to focus on the Days On Market (DOM) category to better understand how purchasers are proceeding. If buyers are optimistic, the number of days an active listing is on the market should be similar or less than the average period of time for deals to date. If buyers are bearish, the DOM category will show active listings sitting on the market longer.
To gauge seller sentiment, we focus on the spread between the average asking price and the average transaction price on a per unit and per square foot basis. Generally, a spread of up to 20 percent suggests that a seller is willing to negotiate to complete a deal. Anything greater than 20 percent suggests that sellers are overly bullish on their prospects of selling their units at a premium.
This information is believed to be accurate and complete but cannot be guaranteed or warranted. For more information, please call 305.865.5859 or visit CondoVulturesRealty.com
For more information, please visit CondoVultures.com and sign up for our Substack newsletter
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Broward County Luxury Condo Market Velocity Report As Of 12/05/2023 |
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| This is a snapshot of the luxury condo market in Broward County in South Florida in the first nine months of 2023. Luxury condos are defined as those units listed for sale at a minimum price of at least $1 million each. | ||||
| This information was compiled by CondoVulturesRealty.com. It is believed to be accurate and complete but cannot be guaranteed or warranted. For more information, please call 305.865.5859 | ||||
| Units | Average Price Per Unit | Average Price Per Square Foot | Average Days On Market (DOM) | |
| Current Active Listings | 396 | $2,434,706 | $1,046 | 131 |
| Current Pending Sales | 32 | $2,625,181 | $1,063 | 83 |
| First Nine Months Of 2023 Completed Sales (January Through September) | 315 | $1,847,730 | $826 | 82 |
| Active Listings v First Nine Months Of 2023 Completed Sales Spread | 31.8% | 26.6% | 59.8% | |
| Average Monthly Sales Completed In The First Nine Months Of 2023 | 35.0 | |||
| Average Months Of Supply Currently Actively Listed | 11.3 | |||
| Source: Southeast Florida MLX Matrix | ||||
Condo Market Inventory Tracker
A Snapshot Of Coral Gables
| Databases | Active Listings | Months Of Supply |
|---|---|---|
| Condos | 120 | 6.0 |
| Luxury Condos | 31 | 12.8 |
| Shortsales | 0 | 0.0 |
| REOs | 0 | 0.0 |
| Rentals | 148 | 2.6 |
Peter Zalewski is a licensed real estate broker and consultant focused on the South Florida condo market. Zalewski is a former special contributor to the Miami Herald and a former real estate columnist for The Real Deal magazine. Zalewski now hosts the Miami Real Estate Investing Podcast that is available in audio and video wherever you get your podcasts.
Confused about whether it is the appropriate time to buy or sell a condo in South Florida? The experts at CVR Realty are here to assist you in crafting a strategy during this uncertain time. Unlike many brokers offering services, our organization has been through the cycles and can assist you to capitalize on the situation.
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