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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SFR Capital LLC (SFR) is a private lender, license exempt under Fla. Stat. § 494.00115. SFR only makes business purpose mortgage loans on non-owner occupied Florida investment property. Nothing here is an offer or commitment to lend. All loans are subject to SFR approval of the sponsor, property collateral, title and documentation.