The Broward Neighborhood Report: July 2026.

Homes sold faster, the median price climbed again, and the condo market kept drifting the other way. Here is what July means if you own or want to buy in West Broward.

Single-family homes went under contract in 34 days, nine days faster than last July, while condo prices slipped again. The gap between these two markets is now the whole story.

Broward Market Snapshot

July picked up speed on the single-family side. Homes went under contract in a median of 34 days, down from 43 last July. That is not a small shift. That is buyers making decisions in a little over four weeks instead of six.

Here is the number I would circle this month. Sellers collected 96.2 percent of their original asking price, up from 95 percent a year ago. Combine that with a 34-day median and you get a clear picture. Correctly priced homes are not sitting, and buyers are not finding much room to negotiate.

Months supply held at 4.3, the same as June and well below the six-month mark that signals a balanced market. Inventory is down almost 25 percent year over year. Fewer homes, faster sales, higher prices. That is a seller's market by any definition.

The Condo Story Is Different

Townhomes and condos are telling the opposite story, and July made it clearer than any month this year.

Sales are down, prices are down almost 4 percent, and homes are taking 86 days to go under contract. In June that number was 71. Two full weeks were added to the average timeline in a single month.

One number worth knowing. Of the 1,018 condo and townhome sales, 508 were cash, right at half. In the single-family market, cash was about 21 percent of sales. Condo buyers are largely paying cash, which tells you financing and association costs are shaping who can buy in this segment.

Two Markets at a Glance

If you take one thing from this month's report, make it this. Broward is running two housing markets at the same time, and in July they moved even further apart.

Where the Supply Sits

Months of supply is still the most useful number in this report, because it tells you who has the upper hand before you ever start negotiating.

Worth noting, condo inventory actually fell almost 16 percent from last July. Supply is tightening in that segment too, it just started from a much higher place. Ten months of supply is still ten months of supply.

West Broward Spotlight

County numbers are useful, but nobody buys a house in Broward County. They buy one in Coral Springs, or Parkland, or Davie. So what does a 34-day market look like out west?

It looks like showings the first weekend and decisions by the second. West Broward is where the family-sized homes are, the four bedrooms, the fenced yards, the two-car garages near strong schools. That is the exact inventory that is thinnest, and it is what most of my buyers are asking for.

The homes moving fastest are the ones priced at the market on day one and showing well from the driveway. The listings still sitting are almost always one of two things, priced ahead of the market, or carrying deferred maintenance a buyer can see before they walk in.

Weston and Parkland continue to hold their pricing, which is what you expect from established communities with limited land left. Davie and Plantation offer more variety in price and property type, which makes them worth a serious look if the tighter markets are stretching your budget.

Neighborhood to Watch

Keep watching Davie and Cooper City heading into fall. Both give you that family-neighborhood feel with strong school options, and both tend to leave a little more room on price than Parkland or Weston. If you are getting priced out of your first choice, this is usually where I point people next.

Coconut Creek and Tamarac are worth watching for the opposite reason. With condo and townhome prices down and days on market stretching to 86, those communities carry more of that inventory, which means more negotiating room for buyers who are open to attached housing.

Seller Strategy

If you own a single-family home in West Broward, July is about as good as the data gets. Prices up, days on market down, competing listings down a quarter, and sellers keeping 96.2 percent of original list price.

Buyer Opportunity

If you are shopping for a single-family home, preparation is everything right now. Pre-approval before you tour, a clear short list of neighborhoods, and the ability to decide quickly. In a 34-day market, waiting a weekend to think it over usually means losing the house.

Cash buyers were up 15 percent this July, so you may be up against offers that can close fast. A clean, well-structured financed offer still wins regularly when it is positioned well.

If you have flexibility on property type, the condo and townhome market is where the value sits. Prices are down, supply is at ten months, and sellers have been waiting nearly three months for a contract. For a first-time buyer trying to get into a strong school zone, that is a real opportunity, as long as you do your homework on the association's reserves and assessments.

Local Takeaway

Two markets, two different sets of rules, and in July they pulled further apart. Single-family is fast, tight, and competitive, especially for the family-sized homes West Broward is known for. Condos and townhomes are giving buyers time and leverage they have not had in years.

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 July actually means for your home or your search, reach out and let's talk it through.