The Broward Neighborhood Report: August 2026.

Inventory hit its tightest point of the year, and the condo market quietly steadied. Here is what August means if you own or want to buy in West Broward.

Single-family supply fell to 4.1 months, the lowest all year, while condo prices actually ticked up. Low inventory, not weak demand, is the real story this month.

Broward Market Snapshot

August was quieter on volume but just as tight on supply. The number that jumps out is months of inventory for single-family homes, now down to 4.1. That is the lowest we have charted all year, and it is well under the six-month mark that separates a balanced market from a seller's market.

Sales were essentially flat, 1,016 this August versus 1,015 last year, but that is not a sign of cooling demand. It is a sign of how little there is to buy. Inventory fell another 22.5 percent, prices rose to $650,000, and homes went under contract in 40 days, a full week faster than last August. Sellers kept 96.2 percent of their original asking price.

The Condo Picture Is More Interesting This Month

For most of this year the story has been simple. Single-family tight, condos soft. August complicates that a little, and it is worth being honest about.

Yes, condo sales dropped 9.3 percent. But the median price actually rose 4 percent, days on market held steady, and inventory fell almost 15 percent. That is not a market in free fall. It is a thinner, more selective market where fewer deals are happening, but the homes that do sell are holding their value. Supply is still high at 9.9 months, so buyers keep the advantage, but the price drops we saw earlier in the summer did not continue into August.

Two Markets at a Glance

The two markets are still running on different tracks, but this month they actually agree on one thing, price direction.

Where the Supply Sits

Months of supply remains the single most useful number in this report, because it tells you who holds the leverage before you ever start negotiating.

Both segments tightened on supply this month, which is the quiet theme of August. There is simply less to buy across the board. For single-family, that keeps the pressure squarely on buyers. For condos, it is slowly pulling an oversupplied market back toward balance.

West Broward Spotlight

County numbers set the stage, but nobody buys a house in Broward County. They buy one in Coral Springs, or Parkland, or Davie. So what does a 4.1-month market look like out west?

It looks like very few good options and fast decisions when the right one appears. West Broward is where the family-sized homes are, the four bedrooms, the fenced yards, the two-car garages near strong schools, and that is exactly the inventory that is scarcest. When a well-kept home near a good school lists in Coral Springs, Parkland, or Cooper City, it does not last long.

Weston and Parkland keep holding their pricing, which is what you expect from established communities with very little land left to build on. Davie and Plantation still offer more range in both price and property type, which makes them the practical move when the tighter markets stretch a budget past where it wants to go.

Neighborhood to Watch

Keep an eye on Davie and Cooper City this fall. Both deliver that family-neighborhood feel with strong schools, and both tend to leave a little more room on price than Parkland or Weston. When buyers get priced out of their first choice, this is usually where I send them next, and in a 4.1-month single-family market, more of them are getting priced out.

On the attached-housing side, Coconut Creek and Tamarac are worth watching. They carry more of the condo and townhome inventory, and with that segment holding its price better than expected in August, buyers there may want to move before the deals get thinner.

Seller Strategy

If you own a single-family home in West Broward, this is a strong moment. Inventory is down, days on market are down, and buyers are paying close to full asking price for homes that are priced right and show well.

Buyer Opportunity

If you are shopping for a single-family home, come prepared. Pre-approval in hand, a clear short list of neighborhoods, and the ability to move quickly. In a 4.1-month market, the right house does not wait for you to think it over.

If you have flexibility on property type, the condo and townhome market still offers the most negotiating room, with nearly ten months of supply. Just know that prices firmed up in August, so the strategy now is less about waiting for the market to fall and more about finding a well-run building and a fair deal. As always with condos, do your homework on the association's reserves and any upcoming assessments before you commit.

Local Takeaway

August was the tightest single-family market of the year, and a reminder that low inventory, not weak demand, is what is keeping a lid on sales. On the condo side, the summer's price slide paused, which is a small but real shift worth watching.

Whichever side you are on, the county averages are only a starting point. Your street, your school zone, and your timing matter more than any countywide number. If you want to know what August actually means for your home or your search, reach out and let's talk it through.