Florida Keys Market Update
Since Q1 2025, sales have rebounded slightly at mid-year compared to the same period in 2024. Average sale prices are still lower than last year but the rate of decline has slowed. Sellers, however, continue to accept larger discounts from asking prices, with wider gaps between list and sale prices and growing mid-listing reductions.
The key metric to watch is the number of listings (sellers). Historically, more sellers mean fewer buyers, and fewer sellers mean more buyers. For example, after Hurricane Wilma (2005), listings doubled in 120 days, buyers dropped, and prices crashed—years before the national subprime crisis. Conversely, during COVID (2020), listings fell, buyers surged, and prices soared.
In 2025, listings are rising gradually, buyer activity is flat, and prices are softening. Looking ahead to 2026, we expect listings to continue climbing while buyer demand and prices gradually ease.
If you are searching a beautiful home or ready to se; ...

Florida Keys Market Update: A Shift Toward Buyers?
The Florida Keys housing market is showing clear signs of change. 
Nationwide, Recent data reveals a surge in available listings—driven by a 31% rise in for-sale condos, a 26% increase in townhomes, and a 25% boost in detached single-family homes. This uptick in supply is creating new dynamics in one of the most unique and desirable markets in Florida as well  
More Homes, More Choices
For buyers, the increase in inventory is welcome news. Homes are staying on the market longer, giving potential buyers more options to explore and stronger negotiating power. Unlike the frenzied seller’s market we’ve seen in recent years, today’s market is tilting toward balance—and in some segments, even toward the buyer’s side.
Demand Dampened by Rates and Prices
However, increased supply doesn’t automatically mean homes are flying off the shelf. Buyer demand has cooled noticeably due to elevate ...

Procrastination by Design: A Hidden Advantage in Real Estate

Most people hear the word procrastination and think of missed deadlines, wasted time, or lost opportunities. But what if procrastination—done with intention—could actually be one of the most effective tools in real estate?


In our profession, timing is everything. When used with purpose, “procrastination by design” becomes less about delay and more about strategic patience.


Negotiations: The Power of the Pause

Rushing into negotiations can weaken your position. Sometimes, holding back on a response to an offer shows confidence, creates anticipation, and gives your client the upper hand. That pause also provides time to evaluate market data, gauge the other party’s motivations, and craft a more thoughtful counter.


Listing Strategy: Preparation Pays Off

In today’s fast-paced world, the temptation to “get it on the market quickly” is real. Yet, properties lau. ...

What This Means for Buyers

For buyers sitting on the sidelines, this could be a turning point:
Lower borrowing costs – Even modest declines in mortgage rates can improve monthly affordability and purchasing power.
More inventory opportunities – Some sellers may re-list homes, expecting stronger buyer demand.
Refinance potential – Buyers who purchase now at slightly higher rates may soon have the option to refinance if cuts materialize. If you are searching homes in the keys Register to this link below and view the entire Florida Keys MLS listings in your price range www.SearchFloridaKeysHomes.com Thank you ?? Lela 305-395-0814, Lela@Cbschmitt.com, Coldwell Banker Schmitt 

?? So many people put their buying plans on hold when homes were selling faster than the speed of light. They didn’t want to deal with the intensity, the stress, or the constant bidding wars. Now may be the moment to re-enter the market with less pressure and more negotiating p; ...

The Market Sets the Price, Not the Seller: Why Pricing Strategy Matters More Than Ever


Life is harder now. The real estate landscape has fundamentally changed in the Florida Keys and nationwide, forcing us to confront an uncomfortable truth: the market sets the value, not our wishes or past investments. After years of unprecedented seller advantages, we're witnessing a sobering correction where pricing strategy has become the difference between a successful sale and a property that sits stagnant for months.
The New Reality: Marketing Exposes, Buyers Decide
Marketing doesn't sell properties—it exposes them. No amount of beautiful photography, compelling descriptions, or aggressive promotion can overcome poor pricing. When a property hits the market at the wrong price point, buyers instinctively know. They compare, they calculate, and they move on to better value propositions. The market speaks through its actions, and right now, it's speaking loudly about overpriced pro ...