The market Wiz works in every day · Indian River · St. Lucie · Martin · Palm Beach ·
Broward · Miami-Dade
Market Reports
The same county-level data behind his daily client strategy
Where do medians sit, which direction is each county moving, and what does that mean for your buy, sell,
or hold decision? Across the six counties Michael serves, single-family medians run from about $399,000
in St. Lucie to $699,900 in Palm Beach (June to August 2026 data), and every county still posted a
year-over-year gain in its latest published read. Inventory tightened through 2026 after a softer 2025,
so the honest picture is more balanced than three years ago but not cheap: buying, selling, and holding
each carry a different plan in this market.
These are the same county-level sources behind Wiz's daily client strategy, with every figure named and
dated. Written by Michael “Wiz” Wisniewski, The Wizard of Real Estate and The Life
Transition Specialist, a Certified Real Estate Planning Advisor with The Complete Real Estate Team,
powered by Dalton Wade Real Estate, serving clients from the Treasure Coast to South Florida. Anything
he cannot source is simply left out.
Four honest forces frame every decision in this market: what rates are doing, where Florida prices
stand, why no average describes your street, and the escrow reality behind every listing. Every figure
carries a named source and an as-of date.
The rate environment
The 30-year fixed average was 6.95% and the 15-year 6.26% on September 17, 2026, per the Freddie Mac Primary Mortgage Market Survey, up from 6.26% a year earlier. That repricing is why the payment, not the price tag, decides so many offers today: two buyers with the same budget qualify for very different houses at 6.95% versus 5%.
Freddie Mac PMMS · as of September 17, 2026
Florida momentum in 2026
Every county Michael serves posted a year-over-year median gain in its latest published read: Palm Beach single-family up 5.2% (August 2026), Broward and Miami-Dade houses up 4% (August 2026), St. Lucie up 2.3% and Martin up 1.1% (June 2026). Growth has slowed to single digits from the pandemic spike, and condo segments run flat to soft in places, but the direction across the six counties is still up.
County Realtor data: WFLX, Palm Beach County MLS, PBP Real Estate · as of June to August 2026
Why the state average lies to you
Florida's statewide median blends Miami condos, Orlando suburbs, and Panhandle entry homes into one number that describes no street you will actually buy on. The same blur exists below the state line: one county can hold beachfront estates, river towns, and farmland at wildly different prices. State averages are context; the comparable sales on your block are the data that should decide your decision.
Michael's six-county market work · as of 2026
The escrow reality behind every price
No honest Florida market read stops at the median. Average single-family insurance premiums run from about $3,491 a year in St. Lucie to more than $6,327 in Palm Beach County (Florida OIR data), and effective property tax rates from about 0.71% to more than 1% by county. Two otherwise identical offers can carry very different true payments across a county line, which is why Michael prices escrow into every plan.
Florida OIR; SmartAsset, PropertyShark, H&R Block county estimates · as of 2025 to 2026 data
Wiz's honest take
County medians up, inventory tight, and rates near 7%: this is a market that rewards preparation more than timing. The pre-approved buyer and the seller who prices from comps both beat the crowd, in all six counties.
One honest read per county: where the median sits, how fast homes sell, how much inventory is out
there, and what it means for buyers versus sellers this quarter. Every figure is sourced and dated,
and anything Wiz cannot source is left out.
Indian River County
Northern Treasure Coast
$429,950
county-wide median sale price; island waterfront frequently trades above $1 million
Days on market: roughly 46 to 60 days in the latest published reads, and the pace has firmed since
Inventory: single-family listings tightened through 2026; condo and townhome supply near 8.7 months (May 2026)
Wiz's honest read
The rebalanced Treasure Coast market: buyers have the roomiest playing field here this quarter, and sellers win with honest pricing, not list-price hope.
WFLX; TCPalm / Echo Fine Properties; TCPalm / AOL · as of March to June 2026 reads
single-family median, up 5.2% year over year; condo and townhome median near $302,000
Days on market: 32 days, down from 42 a year earlier; sellers collected about 97% of list price
Inventory: single-family supply about 3.8 months with 3,764 active listings, a seller-leaning market; condos near 7.0 months favor buyers (August 2026)
Wiz's honest read
The cash market: houses lean seller-side with month-long turnarounds, condos lean buyer-side, and the country's top all-cash share cushions rate swings.
Palm Beach County MLS via pbprealestate.com · as of August 2026
A market report is only useful when it becomes a decision. Pick your chapter: buying, selling,
holding, or investing. Each comes with the honest read for this quarter and the tools to run your own
numbers.
Buying now
The honest window: rebalanced markets and soft condo segments give buyers negotiating room that did not exist in 2021 and 2022, while tight single-family supply means the well-priced house still moves fast. Your purchase is a life transition, not a market bet: buy when the payment fits the life you are building, and let Michael verify the number on your actual block before you commit.
Marriage, a growing family, retirement, or a job move: each changes which county and which payment are genuinely right.
Well-priced homes still sell in weeks where supply is tight: Palm Beach single-family days on market ran 32 in August 2026, with sellers collecting about 97% of list price. Overpricing in a market of informed buyers costs days on market and offers. The prepared home, priced honestly, still wins in all six counties this quarter.
Selling to fund the next move, settle an estate, or free equity for a new chapter is the transition Wiz guides every week.
If your rate sits at or above the 6.95% 30-year average of September 17, 2026, a refinance case may exist, especially if you plan to stay several years; run the numbers before you assume. Equity built through the recent run is a planning asset that can fund the next purchase, a renovation, or a parent's transition. Holding is a strategy with a plan, not a default.
The wealth you already hold should work for the next chapter; a plan turns equity into options.
Entry-priced markets like St. Lucie and the softer condo segments are where the cash-flow math works best, while the Gold Coast leans on appreciation and all-cash buyers. Run rent, insurance, taxes, and vacancy through the models before any offer, because Florida coastal ownership is escrow-heavy. Real estate builds wealth over decades, and the exit and the transfer matter as much as the purchase.
Generational wealth is built, protected, and transferred with a plan, which is the point of Michael's Certified Real Estate Planning Advisor work.
The six counties group into three regions, and each region guide digs into towns, schools, and
lifestyle. Here is the one honest market line that frames the whole region.
Four terms explain ninety percent of any market report worth reading, and one warning explains the
rest: no county number is the truth about your street.
Median versus average
The median is the middle sale: half of homes sold above it and half below. The average skews toward the top end, so on the Gold Coast, where a handful of multi-million-dollar closings close every month, the average runs far above what a typical buyer actually pays. Michael quotes medians because they describe the typical transaction, not the headline one.
Days on market
Days on market is the time from listing to a ratified contract, and it is the fastest honest read on pace and negotiating room. Palm Beach houses ran 32 days in August 2026; Indian River ran closer to 46 to 60 in its latest published reads. Short days on market mean competition; long days mean leverage for the buyer and a pricing signal for the seller.
Inventory months of supply
Months of supply is how long current active listings would take to sell at the current pace. Roughly six months is the classic balance point: under it, sellers hold the edge; well above it, buyers do. Palm Beach condos at 7.0 months and Treasure Coast condos near 6.5 to 8.7 months are buyer-leaning figures, while 3.8 months of Palm Beach single-family supply is a seller's market in numbers.
Why two towns in one county differ
A county median blends every ZIP in the county into one number. Vero Beach and Fellsmere share Indian River lines but not price bands; Boca Raton and Belle Glade share Palm Beach County but live in different markets entirely. The county number is context; the comparable sales on your actual street are the truth, and Michael pulls block-level comps on every property he prices.
Guides in this category
The guides, in plain language
The deep-dive reports behind this page, written by Michael with the same sourced, straight-numbers
approach: one report per coast, plus a six-county cheat sheet.
The questions buyers and sellers ask Michael most, answered with the sourced numbers on this page.
01Is it a buyer's or seller's market in my county?
It depends on the county and the property type, and that split is the honest answer. Palm Beach single-family supply ran about 3.8 months in August 2026 (seller-leaning) while its condos ran near 7.0 months (buyer-friendly). Broward and Miami-Dade single-family supply sat near 4.2 to 5.1 months with inventory down year over year, tight and tightening. The Treasure Coast rebalanced through 2025, with condo and townhome supply near 6.5 to 8.7 months (May 2026). The pattern across all six: well-priced houses lean toward sellers, condos and townhomes lean toward buyers, and your specific block will not match the county exactly.
02Are prices still climbing?
Yes, but at single-digit speeds. The latest published data shows Palm Beach single-family up 5.2% year over year (August 2026), Broward and Miami-Dade houses up 4% (August 2026), St. Lucie up 2.3% and Martin up 1.1% (June 2026), with Indian River at $429,950 in its last published county median (March 2026). That is a far slower pace than the pandemic years, and condo segments run flat to soft in several counties, so "still climbing" and "more negotiable than three years ago" are true at the same time.
03How do rates affect prices?
Higher rates shrink buying power, which normally cools prices, but they only partly control them: the 30-year fixed average was 6.95% on September 17, 2026 (Freddie Mac PMMS), up from 6.26% a year earlier, and medians still rose in every county Michael serves in 2026 because inventory tightened faster than demand cooled. Cash-heavy markets like Palm Beach, the country's top all-cash market, feel rate swings least. Rates do not set your price; your payment does, and Wiz runs the same house at today's rate and at a lower future one before you decide.
04What is the best time of year to buy?
The honest answer: the best time is when your plan is ready, because Florida's market runs year-round. Seasonality is real: snowbirds and spring bring the busiest season, summer quiets down, and sellers off the peak calendar are often more negotiable. But inventory and days on market currently matter more than the month on the calendar, and the right window for a retiree, a first-time buyer, and an investor can be different. Michael times the search to your transition, not to a folklore month.
05How accurate are online estimates?
They are a starting point, not an appraisal. Automated estimates blend public records and nearby sales, and they cannot see your specific condition, upgrades, a water view, a new roof, or a flood zone, all of which move value by thousands in either direction on the Florida coast. Use them to screen neighborhoods, then get real comparable sales for the actual property; that is the difference between a rumor and a price.
06How do I know what a house is really worth?
The honest process is comparable sales: recent closed sales of similar homes nearby, adjusted for size, condition, lot, view, and terms, plus the days on market of the current competition and what sellers have actually collected (Palm Beach sellers took about 97% of list price in August 2026). No formula substitutes for a local read of your block. Michael builds that comparable analysis for every home he prices, and you can bring any address to a strategy call to see it done.
MW
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Bring the report for your two counties to one honest call
Michael “Wiz” Wisniewski, The Wizard of Real Estate and The Life Transition Specialist, is
a Certified Real Estate Planning Advisor with The Complete Real Estate Team, powered by Dalton Wade
Real Estate, Florida DRE #3301665. He reads the same county-level data he just shared with you, then
turns it into your plan: which markets to tour, what to offer, when to list, and what the number means
for your family's generational wealth.
Tell Michael where you are thinking of buying or selling, and he will reply with the honest read for your block: current comparable sales, days on market, and what your plan looks like.
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