Broward County ran a 37.1% all-cash share of home sales in June 2026 per MIAMI REALTORS data, split between about 24% of single-family sales and roughly half of condo sales. Fort Lauderdale's median ran $460,000 to $580,000 depending on the source, and homes took about three months to sell.
By InTym Properties · Founder: Ty Stevenson
Broward County's housing market in Q3 2026 is really two markets sharing one county line: a single-family segment that still behaves like a normal resale market, and a condo segment where cash buyers now write about half of all closings. The headline number is the cash share: 37.1% of all Broward County home sales closed for cash in June 2026, according to MIAMI REALTORS data, well above the 31.4% national share Realtor.com reported for the same period.
This report covers the whole county, Fort Lauderdale, Hollywood, Pompano Beach, Plantation, Coral Springs, and the rest of Broward's cities, with one honest caveat up front: the sources we pull do not publish a single countywide median price. They publish county-level cash-share data and city-level price and speed data, mostly for Fort Lauderdale, the county seat and largest market. Each figure below is labeled with the geography it actually measures.
The cash share is the single most useful county-level number available, because it explains who your real competition is when you sell. Per MIAMI REALTORS / RWorld data for Q2 2026:
| Month | All-sales cash share | Single-family cash share | Condo cash share |
|---|---|---|---|
| April 2026 | 36.3% | 23.5% | within the 49.5% to 53.4% range |
| May 2026 | 36.1% | 22.1% | within the 49.5% to 53.4% range |
| June 2026 | 37.1% | 23.8% | within the 49.5% to 53.4% range |
Put differently: roughly one in four single-family sales in Broward closes cash, but roughly one in two condo sales does. For context, the wider Miami-Fort Lauderdale-West Palm Beach metro posted the highest cash share among major U.S. metros in early 2026 at 43.2%, according to Realtor.com, against a national share of 31.4%. Broward runs below the metro average but still well above national norms.
What sellers should take from this: in Broward, a cash offer is not a fringe option. On the condo side it is the modal transaction, and on the single-family side it is one closing in four. When you weigh a cash offer against a listing, you are comparing the two most common ways houses actually change hands in this county.
Here is the honest version: no source we pull publishes a Broward County median sale price. What exists are Fort Lauderdale city medians, which work as a benchmark for the county's largest market but skew high relative to inland cities like Lauderhill or North Lauderdale, where condos and smaller single-family homes make up more of the stock.
| Source | Median | Period | Year-over-year |
|---|---|---|---|
| Redfin (sale price, Fort Lauderdale) | $580,000 | 3 months ending June 2026 | +10.4% |
| MLS-recorded closings, Momentum Research (Fort Lauderdale) | $460,000 | August 2026 | +4.5% |
| Zillow ZHVI (typical value, Fort Lauderdale) | $510,297 | April 2026 | -4.4% |
| Realtor.com (list / sold, Fort Lauderdale) | $650,000 / $560,000 | June 2026 | +4.18% / -3.78% |
The spread between the $580,000 Redfin median and the $460,000 MLS-recorded median comes from methodology: Redfin covers a broader metro basket while the MLS figure counts closings recorded inside the city's feeds. Zillow's ZHVI measures typical value, including homes not for sale, and runs a different lag. The practical answer for a Broward seller is the same as it is in our Fort Lauderdale market report: your neighborhood's MLS comps, filtered to your property type, beat every county or city headline number.
On appreciation: every source agrees prices are still rising, but the year-over-year gain sits in single digits, 4.5% on the MLS median to 10.4% on Redfin's, not the double-digit run of 2021 and 2022. Realtor.com's June data shows the pressure clearly: a $650,000 median list price against a $560,000 median sold price, roughly a $90,000 gap between what Broward sellers ask and what buyers pay.
Plan on about three months from listing to closing if the home is priced correctly. The Fort Lauderdale figures:
Each month on market carries a cost: mortgage, taxes, insurance, and utilities. In the Fort Lauderdale model our cash offer versus listing comparison uses, carrying costs run about $3,500 a month on a median-priced home, so a 97-day timeline plus a 30-to-45-day escrow costs a seller four to five months of holding expenses before the proceeds arrive.
The condo cash share near 50% is not a lifestyle preference; it is a financing failure. Since SB 4-D, the post-Surfside legislation codified at Florida Statute 718.112(2), condo buildings three stories and taller face milestone inspections at 30 years of age, or 25 years within three miles of the coastline, plus structural integrity reserve studies that must be fully funded. Broward also runs its own 40-and-50-year recertification program on top of the state requirement.
The consequence for sellers is a pile of costs that scare lenders: special assessments that have run from a few thousand dollars to over $50,000 per unit, buildings that cannot show a clean milestone inspection, and associations still catching up on reserve funding. Financed buyers struggle to get loans in those buildings, which is why cash absorbed 49.5% to 53.4% of Broward condo closings in Q2 2026. The special assessment post walks through how a pending assessment actually prices into a sale, and the sell a condo fast page covers the direct-sale path.
Single-family homes face a different version of the same problem through insurance rather than association finances, which the next section covers.
Two forces are moving financed buyers out of Broward deals.
Insurance. A financed buyer cannot close without a bindable homeowner's policy, and Florida's insurance market has made that binder hard to get. Under Florida Statute 627.7011, carriers cannot refuse a policy solely for roof age under 15 years, but at 15 years and up they can demand an inspection showing five or more years of useful life, and older roofs, plumbing, and electrical panels still get declined in practice. Citizens Property Insurance, the state-backed insurer of last resort, deliberately shrank its book from roughly 1.4 million policies in late 2023 to around 400,000 by 2026, pushing owners into a private market where the statewide average premium sits near $3,800 in 2026. Florida Realtors has reported about 13% of members seeing transactions fall through over insurance issues. Every one of those dead deals is a financed exit a cash buyer did not need. The insurance non-renewal post covers the seller-side options in detail.
Condo financing. As covered above, milestone inspections, reserve funding, and assessments push condo buildings outside lender guidelines, and the buyer pool that remains is cash.
Elevated mortgage rates keep financed offers weaker than cash on the single-family side too: in a market Redfin calls "not very competitive," where the average home draws 2 offers and sells at about 95% of asking, a financed offer with an appraisal contingency loses to cash at the same price.
Fort Lauderdale's active inventory stood at approximately 3,440 homes in June 2026 per Realtor.com, down 12.63% year-over-year but up 69.51% over three years, with a 4.47% month-over-month listing decline from May to June. That is the city's figure; Broward's smaller cities track the same direction, lower than last year but far above the scarcity levels of 2023.
Competition stays muted. Redfin rates Fort Lauderdale "not very competitive": homes average 2 offers and sell at roughly 95% of asking. For Broward sellers the lesson is pricing discipline: overpricing by 10% buys you a reduction after a month or two plus the carrying costs that go with it.
Prices are still rising, slowly. Depending on the source, year-over-year appreciation runs 4.5% to 10.4% for Fort Lauderdale. Expect continued single-digit gains, not a repeat of the pandemic surge and not a crash.
Know which Broward market you are in. If you own a condo, your buyer pool is roughly half cash already, and the building's inspection and assessment status matters as much as your unit's condition. If you own single-family, three out of four competing buyers still need a lender, and insurance is the thing most likely to kill their loan.
Budget three months and the costs that go with it. A 97-day median plus escrow means four to five months of mortgage, tax, insurance, and utility payments between deciding to sell and getting paid.
Price to comps, not to the ask-sold gap. The $90,000 spread between median list and median sold prices is what overpricing looks like in aggregate. The 95% sale-to-list ratio punishes optimistic pricing.
A cash offer is a floor, not a last resort. With 37.1% of the county closing cash, taking a written cash offer and comparing it against an agent's net sheet is normal diligence here, especially on houses with roof, insurance, or assessment problems that push financed buyers out.
Data current as of October 2026. Real estate markets are local and change quickly, and countywide figures hide big city-to-city differences. For a written cash offer on your Broward County home, condo, or townhouse, call or text (650) 540-1854.
There is no single countywide median in the sources we pull; each publishes Fort Lauderdale city figures instead. Those ran from a $460,000 MLS-recorded median in August 2026, up 4.5%, to Redfin's $580,000 for the three months ending June, up 10.4%. For pricing, use your own city's MLS comps.
37.1% of all June 2026 sales closed cash per MIAMI REALTORS data, up from 36.1% in May and 36.3% in April. The split is wide: about 24% of single-family sales versus roughly half of condo sales. The wider Miami-Fort Lauderdale-West Palm Beach metro led major U.S. metros at 43.2%.
Plan on about three months from listing to closing. Redfin put Fort Lauderdale's median at 97 days for the three months ending June 2026, Realtor.com showed 88 days, and Zillow about 71 days to pending. A direct cash sale to a buyer like InTym Properties closes in 7 to 14 days.
Post-Surfside SB 4-D milestone inspections and mandatory reserve funding produced special assessments and tighter lender scrutiny, so financed buyers struggle in buildings with pending assessments. Cash ran 49.5% to 53.4% of Broward condo closings in Q2 2026, versus about 23% of single-family sales.
Prices are still rising modestly, 4.5% to 10.4% year-over-year depending on the source, but buyers hold the negotiating room: an average of 2 offers and a 95% sale-to-list ratio in Fort Lauderdale. Condition and deadline matter more than timing; clean houses list fine, rough ones favor a cash sale.
Written offer usually within 48 hours, signed by InTym Properties, every number shown. No repairs, no fees, no obligation.
The honest math on a $400,000 house: Opendoor's fee and repair deductions versus a local buyer's discount, including the case where the iBuyer legitimately wins and what Boise sellers actually get offered.
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