Monthly Market Snapshot · October 2026
The Florida market, month by month.
This is the monthly snapshot for the five Florida areas my clients ask about most: Miami, Orlando, Tampa, Sarasota, and Jacksonville. Every figure below comes from the named public source, with its date, and all of it was verified together on October 12, 2026. I replace this page each month so it always shows the latest verified data, and where the current month is not yet published, I say so instead of guessing.
Verified
Every figure checked against the named public source on October 12, 2026. No invented numbers, ever.
Dated
Each metro reports on its own schedule, so the latest month varies slightly by area. The data month sits at the top of every section.
Monthly
This page replaces last month's snapshot, so what you see is always the current month.
Miami-Dade County · Single-family homes · August 2026
Miami: the steadiest market of the five.
Miami-Dade's single-family market barely moved from July: the median price eased about 0.7%, homes are reaching contract five days faster, and inventory is still far below last year. Condos remain the softer side of the market.
| Measure | Latest figure | Change vs. last month | Source and date |
|---|---|---|---|
| Median sales price | $680,000 | -0.7% vs. July ($685,000) | MIAMI Association of Realtors (MIAMI REALTORS), August 2026, released September 16, 2026; +3.8% year over year |
| Days on market (median, listing to contract) | 40 days | -5 days vs. July (45) | MIAMI REALTORS, August 2026; median time to sale 80 days |
| Active listings | 4,330 | +1.3% vs. July (4,275) | MIAMI REALTORS, August 2026; -19.2% year over year |
All three figures are MIAMI REALTORS county statistics for single-family homes. The association reports year-over-year changes in its releases; the month-over-month changes above are computed from its published July and August figures.
What this means for buyers: Single-family prices are flat and inventory is thin, so the strongest negotiating room is on condos and townhomes, where supply is deeper. A prepared buyer with pre-approval can move quickly when the right home appears.
What this means for sellers: Well-priced single-family homes still reach contract in about six weeks with little competition from new inventory. Price from current closed sales, not from last year, and the market will reward you.
Orlando metro (Orange, Osceola, Lake, Seminole, Volusia) · All existing home types · August 2026
Orlando: a market cooling toward balance.
Orlando's market cooled a notch in August: the median price eased about 2.4% from July, homes still take about the same time to sell, and inventory ticked up to just under five months of supply, the closest this list gets to a balanced market.
| Measure | Latest figure | Change vs. last month | Source and date |
|---|---|---|---|
| Median home price | $400,676 | -2.4% vs. July ($410,494) | Orlando Regional REALTOR Association (ORRA), August 2026; about -0.6% year over year |
| Days on market (average) | 64 days | Unchanged vs. July | ORRA, August 2026 |
| Active listings | 12,144 | +0.8% vs. July (12,043) | ORRA, August 2026; 4.9 months of supply, up from 4.4 in July |
ORRA publishes metro-wide figures covering all existing home types across Orange, Osceola, Lake, Seminole, and Volusia counties; it does not break out a single-family-only median in its narrative report, so the metro-wide figure is used and labeled as such.
What this means for buyers: More supply and softer prices mean less pressure, and 4.9 months of supply is close to balanced. You have room to negotiate on condition and terms, especially on homes that have sat past the two-month mark.
What this means for sellers: Price from August data, not last year's. Homes average about 64 days on market, so a realistic price and strong presentation are what separate a quick sale from a sitting listing.
Tampa · Hillsborough County and Tampa-St. Pete-Clearwater metro · September 2026
Tampa: what the public trackers show this month.
Tampa's official association report for September was not yet accessible when I verified this page, so I am using the named public trackers instead and flagging exactly what each number measures. The verified signals point to a slower, more balanced market.
| Measure | Latest figure | Change vs. last month | Source and date |
|---|---|---|---|
| Median sales price (city of Tampa) | $477,000 | Month-over-month not published in this measure | Redfin, three months ending August 2026; +9.7% year over year |
| Days on market (median, metro) | 76 days | September 2026 value | Realtor.com via FRED (St. Louis Fed), September 2026 |
| Active listings (Hillsborough County) | ≈ 5,900 | Live tracker snapshot | Momentum market tracker, October 2026 |
The Suncoast Tampa Association of REALTORS (formerly Greater Tampa REALTORS) monthly single-family report for September was not available in accessible sources at verification time, so Tampa's month-over-month changes are not stated rather than guessed. For comparison, Realtor.com via FRED put Hillsborough County's median listing price at $408,250 in September, down about 1.6% from $415,000 in August, and its median days on market at 65 in July. Those are listing-side measures across all home types, so they run below sale-price figures.
What this means for buyers: Tampa is the least clear of the five this month, which is exactly when preparation wins. Get pre-approved, watch the official report when it lands, and you will be ready to act while others wait.
What this means for sellers: Without the official report yet, price conservatively from recent closed sales in your own neighborhood and expect longer marketing times than last year. A home priced from current data still sells; an overpriced one sits.
Sarasota County · Single-family homes · August 2026
Sarasota: prices step back, homes sell faster.
Sarasota's single-family market moved in the buyer's direction in August: the median price stepped down about 4.8% from July, homes are reaching contract five days sooner, and inventory is still tight at 3.7 months of supply.
| Measure | Latest figure | Change vs. last month | Source and date |
|---|---|---|---|
| Median sales price | $470,000 | -4.8% vs. July ($493,500) | Realtor Association of Sarasota and Manatee (RASM), August 2026; -1.1% year over year |
| Days on market (median, to contract) | 47 days | -5 days vs. July (52) | RASM, August 2026; -31.9% year over year |
| Active listings | 2,619 | -4.3% vs. July (2,736) | RASM, August 2026; -20.8% year over year; 3.7 months of supply |
All three figures are RASM county statistics for Sarasota County single-family homes, compiled from Florida REALTORS SunStats data and released in mid-September 2026. The combined Sarasota and Manatee metro median ran higher in August.
What this means for buyers: Prices came down a step and homes are selling faster, a sign that well-priced homes still get attention while buyers keep negotiating room. With inventory this tight, act quickly on the right home.
What this means for sellers: Thin inventory helps you, but the price correction means pricing from current comparables matters more than ever. Homes priced right are moving in about seven weeks.
Jacksonville · Northeast Florida region (Duval, Clay, St. Johns, Nassau, Putnam, Baker) · Single-family homes · September 2026
Jacksonville: the most balanced reading of the five.
Jacksonville's market firmed up in September: the median price rose about 1.1% from August, homes took a little longer to sell, and inventory grew to a four-month supply, the most balanced reading in this snapshot.
| Measure | Latest figure | Change vs. last month | Source and date |
|---|---|---|---|
| Median sales price | $399,000 | +1.1% vs. August | Northeast Florida Association of REALTORS (NEFAR), September 2026, released October 8, 2026 |
| Days on market (median) | 36 days | +5 days vs. August (31) | NEFAR, September 2026 |
| Active listings | 6,287 | +3.0% vs. August (6,103) | NEFAR, September 2026; 4.0 months of supply |
All three figures are NEFAR MLS statistics for the six-county Northeast Florida region, the standard Jacksonville metro-area measure, released October 8, 2026. Duval County's median ran lower, at about $345,000 in September.
What this means for buyers: Four months of supply is the most balanced reading in this list, with prices ticking up. Move when you find the right home rather than waiting for a big drop, because nothing here points to one.
What this means for sellers: More inventory means sharper competition, so condition and pricing decide how fast your home sells. Homes are still moving in about five weeks on average, but only when the price is right.
The honest bottom line
One market, five different stories.
Read together, these five areas tell a clear story: Florida is no longer one frantic market. Jacksonville and Orlando sit closest to balance, Sarasota is correcting from a high, Miami is the steadiest, and Tampa is the least clear pending its official report. None of this replaces a personal read on your neighborhood, your price range, and your timeline. That is the conversation I actually enjoy having.
Send me your situation and I will pull the current numbers for your exact area, in English or Spanish, with an honest opinion about your next step. No jargon, no pressure.
Sources for this snapshot
All figures verified together on October 12, 2026. Each metro's data month is noted at the top of its section. Where an official report was not accessible at verification time, the page says so and uses the named public tracker with its own date instead.
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