Broward's Inventory Surge Is Reversing. Here's What the Data Shows.
Active listings peaked at nearly 18,000 last spring. They've fallen in eleven of the last thirteen months — and that changes the leverage math for buyers and sellers heading into fall.
For most of 2025, the story in Broward County was straightforward: more listings hitting the market every month, homes sitting longer, buyers gaining room to negotiate. That story has quietly reversed. Active inventory peaked at 17,926 listings in May 2025 and has dropped in eleven of the last thirteen months, down to 14,870 by June 2026 — a 17% pullback from the peak, including four straight monthly declines from March through June.
Here's the twelve-month picture across the three numbers that actually move deals: how many homes are on the market, what they're listed for, and how long they sit before going under contract.
Inventory: down 17% from last spring's peak
Source: Realtor.com Housing Inventory Core Metrics, via FRED (Federal Reserve Bank of St. Louis), series ACTLISCOU12011. Not seasonally adjusted.
Inventory in Broward built for two straight years after the ultra-tight 2022 market, when active listings bottomed out around 3,500. By last May it had climbed back to nearly 18,000 — the most choice buyers had seen in years. Since then it's been sliding, and not by accident: fewer new listings are hitting the market than are going under contract or getting pulled. That's a market cooling off from a buyer's high, not snapping back to 2022-style scarcity.
Prices: still easing, even as the shelf empties out
Source: Realtor.com Housing Inventory Core Metrics, via FRED, series MEDLISPRI12011. Not seasonally adjusted.
This is the part that surprises people: normally, shrinking inventory puts a floor under price. Broward's median list price hasn't gotten that memo yet. It's fallen every month since January, from $394,999 to $381,950 — a 3.3% drop in six months and 4.5% below June 2025. Sellers are still working through a backlog of 2025-era pricing that assumed more competition than currently exists. The inventory drop hasn't caught up to price expectations yet.
Days on market: cooling off from last fall's high
Source: Realtor.com Housing Inventory Core Metrics, via FRED, series MEDDAYONMAR12011. Not seasonally adjusted.
Homes are still sitting longer than they did in 2024, when the typical listing moved in the low 70s. But the number peaked at 89 days last September and has come down to 82 — including a dip to 73 in March. It's not a fast market. It's also not getting slower.
What this means if you're on either side of a deal
Buying
You have fewer listings to choose from than you did a year ago, but prices are still soft and sellers haven't fully adjusted to the tighter shelf. Well-priced homes are the ones worth moving on quickly — the pullback in inventory means less competition is coming behind you than there was last spring.
Selling
Fewer competing listings works in your favor, but the price data says buyers still expect a discount from 2025 asking prices. List at what the current market — not last year's — will support, and you're less likely to be the listing still sitting in 90 days.
Want the numbers for your specific neighborhood or building?
County-level data tells you the direction. It won't tell you what's happening on your block. Send me the address and I'll pull the real comps.
Email Bryan