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Florida Single-Family Market, July 2026: Sales Up, Inventory Down, Distressed Volume Rising
04 September 2026 · SFR Capital
Florida Realtors released its July 2026 single-family numbers on August 17. The statewide picture is a market that is moving again, with more closings than a year ago on less inventory, and a distressed segment that is small but growing fast. Here are the figures that matter to a lender, with the source figures below.
Statewide, July 2026 versus July 2025
| Measure | July 2026 | July 2025 | Change |
|---|
| Closed sales | 23,870 | 22,707 | +5.1% |
| Paid in cash | 6,263 | 5,950 | +5.3% |
| Median sale price | $425,000 | $410,000 | +3.7% |
| Average sale price | $643,120 | $577,896 | +11.3% |
| Dollar volume | $15.4 billion | $13.1 billion | +17.0% |
| Median % of original list price received | 96.0% | 95.1% | +0.9 pts |
| Median time to contract | 47 days | 48 days | −2.1% |
| Median time to sale | 88 days | 88 days | 0.0% |
| New pending sales | 23,642 | 23,098 | +2.4% |
| New listings | 29,108 | 29,510 | −1.4% |
| Pending inventory | 30,461 | 29,288 | +4.0% |
| Active inventory | 97,741 | 112,856 | −13.4% |
| Months’ supply | 4.5 | 5.4 | −16.7% |
The distressed segment
Distressed sales are still a sliver of the market, about 1.4% of July closings, but the direction is worth noting for anyone who buys at auction or from lenders.
- Traditional sales: 23,547 closings (+4.6%), median $427,000 (+3.7%).
- Foreclosure and REO: 230 closings, up 51.3% from 152 a year ago. Median price $239,000, down 14.0% from $278,000.
- Short sales: 93 closings, up 97.9% from 47. Median $320,000, up 9.4%.
How to read it
Inventory is tightening, not loosening. Active listings peaked around 118,000 in early 2025 and have drifted down since; July’s 97,741 is the lowest reading in over a year. New listings are slightly below last year while pending sales are up, so the pipeline is draining faster than it fills. Four and a half months of supply is still a balanced market by the usual six-month yardstick, but it is a full month tighter than last July.
Prices are holding, and sellers are getting closer to ask. A 3.7% median gain with 96% of original list price received is not a market where buyers are dictating terms. The bigger jump in the average price, 11.3%, says the high end did more of the work this July than the middle.
Cash is steady at roughly a quarter of closings. 6,263 of 23,870 sales were cash, about 26%. That is the share of the market an investor competes against without a financing contingency, and it has not moved much in a year.
Foreclosure volume is small but growing at 50%, and the median is falling. Two hundred and thirty closings statewide is not a wave. But a 14% drop in the median foreclosure price while the traditional median rose 3.7% means the discount on distressed inventory widened by roughly 18 points in a year. For a flipper, that is the spread that pays for the rehab.
Source: Florida Realtors, Monthly Market Summary and Monthly Distressed Market, Single-Family Homes, Florida, July 2026. Data compiled from Florida’s multiple listing services on the 10th of the following month and released August 17, 2026. The next release is September 16, 2026. County-level detail is on the Florida Realtors research page.
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