The 2025 Fort Lauderdale Condo Market Report | Shifting Tides: Why Buyers Are Now in Control.

Summary

As we move through 2025, the Fort Lauderdale condo market is undergoing a clear transition. What was once a seller-driven, post-pandemic boom has cooled significantly. Inventory is rising, sales are slowing, and buyers, especially in the $3M+ luxury segments, are taking control. From value-conscious buyers in the $1M–$3M range to ultra-wealthy purchasers holding off in the $10M+ tier, the message is consistent: expectations are changing. Branded pre-construction developments with elevated design, service, and lifestyle appeal are capturing more attention, while legacy resale listings struggle to compete. This report breaks down what’s happening (and why) in each major pricing tier, and offers strategic insights for both buyers and sellers. Click here for the report on Fort Lauderdale Waterfront Homes

• Sales down 15% | Inventory up 3%
• Average price per SF: $762 (–0.5% YoY)
• Average days on market: 104 | Avg. discount: 8%
• Months of inventory: 11

Market Dynamics: Buyers have returned to the driver’s seat. They’re scrutinizing listings, pushing for concessions, and holding out for well-presented homes with upgrades. Sellers clinging to 2021 pricing are seeing longer marketing times and steeper discounts. Competing with new construction—10% of this tier’s active inventory—is putting further pressure on resale properties that feel dated or overpriced.

$3M–$6M | When Quality Sells and Inventory Swells

This mid-to-upper luxury tier is caught in a tug-of-war between rising prices and slowing activity. Sales volume has dropped, but the price per square foot is up—reflecting a buyer migration toward high-quality product. Still, a significant inventory overhang is weighing on performance.

Market Snapshot

•  Sales down 18% | Inventory up 3%
• Average. price per SF: $1,372 (↑12.5%)
• Average. days on market: 91 (↓31%) | Avg. discount: 7%
• Months of inventory: 23

Market Dynamics Buyers are selectively paying more—but only for the best. Active listings are, on average, priced 33% above what buyers are actually paying, signaling unrealistic expectations. With one-third of all listings in this range being new construction, developers are pulling buyers away from aging resale units that can’t compete on finishes, amenities, or branding.

$6M–$10M | Luxury Paused, Inventory Surging

This tier is suffering from a severe slowdown. Just one sale closed in the first half of the year, and it required a 22% discount and six months on market. Meanwhile, inventory has exploded, and most of it is competing directly with branded new construction.

Market Snapshot

• 1 sale YTD | Inventory up 125%
• Average price per SF: $2,004 (↑19%)
• Average days on market: 182 (↑20%) | Avg. discount: 22%
• Months of inventory: 45

Market Dynamics This is no longer a functional market—it’s a waiting game. Buyers are cautious, patient, and exploring branded options that offer better service and stronger long-term value. Sellers must deeply discount or differentiate through unique attributes like design, privacy, or unobstructed views to remain competitive.

$10M+ | Ultra-Luxury, Ultra-Cautious

The ultra-luxury tier has essentially come to a standstill. No closed sales and no pending contracts were recorded in the first half of 2025, yet inventory continues to climb. At the same time, half of the active listings are branded pre-construction, raising the bar for what this buyer expects.

Market Snapshot

•  0 sales | Inventory up 33% | 8 active listings
• Average list price per SF: $2,485
• 50% of listings = branded new development

Market Dynamics  This tier is defined by discretion, not desperation. Buyers are highly selective and often investing in pre-construction where they can customize, access exclusive amenities, and ride the appreciation curve. Sellers of existing resale inventory must be realistic—without a compelling lifestyle story or exceptional value, listings risk becoming stale.