Categories
Selling / Buying, Straight TalkPublished October 14, 2026
Why Today's Real Estate Market Requires a Different Approach From Buyers and Sellers
I've been selling real estate for more than 30 years. During that time, I've worked through rising interest rates, falling markets, strong markets, economic uncertainty, and periods when buyers and sellers seemed to have completely different ideas about a property's value.
One thing I've learned is that the same strategy doesn't work in every market.
That seems obvious, but you'd be surprised how many people approach today's real estate market as if it's still 2021. Buyers expect sellers to accept whatever they offer. Sellers price their homes based on what their neighbor got two years ago. Investors look at yesterday's returns and assume they'll see the same results tomorrow.
Meanwhile, the cost of borrowing, insurance, maintenance, and operating a property has changed the numbers.
South Florida is still a place where people want to live, work, invest, and build businesses. But the days of assuming that almost any property will sell quickly, or that waiting will automatically make buying easier, require a closer look.
At CMV Realty, where only the most experienced agents work, we believe the job is not simply to help someone buy or sell property. It's to help them understand what they're getting into before they make a decision.
And today, that matters more than ever.
“How much is the seller willing to take?”
That question still matters. But it's only one part of the decision.
Today's buyer needs to look at the total cost of ownership.
Let's say you find a home that fits your budget based on the mortgage payment. Have you also looked at the insurance premium? Property taxes? Maintenance? HOA fees? Potential assessments? What about the cost of improvements the house may need in the next few years?
For condo buyers, the financial condition of the building can be just as important as the condition of the unit. Reserve funding, required repairs, association finances, and insurance can affect both affordability and resale prospects.
And for commercial buyers, the questions become even more detailed. What are the actual operating expenses? How stable is the income? What is the tenant situation? Does the property's current performance justify the price?
A lower asking price doesn't necessarily mean a better investment.
The right question isn't just, “Can I buy this property?” It's, “Does this property make sense for me?”
That's a different conversation, and it's one worth having before you sign a contract.
Maybe it is. Maybe it isn't.
The problem is that a comparable sale is a piece of evidence, not a guarantee. The property that sold six months ago may have had a different roof, a better view, a larger lot, fewer repairs, or a more motivated buyer.
Market conditions may have changed, too.
In parts of South Florida, buyers have more opportunities to compare properties than they did during the most competitive periods of the pandemic. Some sellers are offering concessions or adjusting prices to attract qualified buyers. But conditions aren't the same everywhere, and single-family homes, condos, and commercial properties can behave very differently.
That means pricing a property requires more than pulling up three recent sales and choosing the highest number.
A good pricing discussion should consider:
An ambitious asking price might feel good on day one. It doesn't help much if the property sits on the market for months and eventually requires multiple price reductions.
As of mid-September 2026, the 30-year mortgage rate was approaching 7% in several widely reported rate surveys. Higher borrowing costs can reduce purchasing power, affect affordability, and cause some buyers to delay their plans.
But here's where I think people sometimes get stuck: they focus so heavily on where rates are going that they forget to look at the entire transaction.
If you're buying a home you intend to own for many years, the decision may involve more than trying to guess the lowest possible interest rate.
If you're selling, you also need to understand how today's financing costs affect the pool of buyers who can afford your property.
There are legitimate strategies worth exploring, including lender-approved financing options, seller concessions, and rate buydowns. But they should be evaluated using actual numbers—not simply because someone says, “This is what everybody is doing.”
And if you are considering waiting for rates to drop, remember that a lower rate is not guaranteed, and neither is the price of the property you want to buy six months from now.
The best time to make a real estate decision is not necessarily when the headlines look perfect. It's when the numbers and the circumstances make sense for you.
Building repairs, insurance costs, reserve requirements, and association assessments can materially affect the cost of ownership. The financial health of a building is not something to investigate after you've already fallen in love with the unit.
It should be part of your initial evaluation.
A condo that appears affordable based on its purchase price may look very different once you factor in monthly dues, assessments, insurance-related expenses, and financing considerations.
For sellers, this creates another challenge. Buyers may be asking more questions about the building before they make an offer. If the association has significant financial or maintenance issues, those issues can influence buyer demand and negotiations.
My advice is simple: understand the building, not just the unit.
The same principle applies to commercial properties. The physical asset is only part of the investment. The financial and operational structure matters, too.
A family buying a home is typically focused on lifestyle, affordability, location, and long-term suitability.
A commercial investor may be focused on cash flow, tenant stability, operating expenses, lease terms, financing, and the property's potential to produce a return.
In today's economic environment, those commercial questions deserve a careful review.
A business owner considering a new location should understand how occupancy costs fit into the company's financial picture. An investor should examine the income and expenses rather than relying solely on a broker's projected numbers. A property owner considering a sale should understand what comparable assets are actually attracting from qualified buyers.
There is no single formula that works for every commercial property.
At CMV Realty, our residential and commercial divisions bring different areas of expertise to the table. The objective is to match the analysis to the property and the client's actual goals.
A seasoned real estate professional has seen deals fall apart over financing, inspections, appraisals, title issues, unrealistic expectations, and problems that could have been identified much earlier.
That experience can be useful when the market isn't straightforward.
It can help a seller recognize when a pricing strategy needs to change. It can help a buyer ask better questions before making an offer. It can help an investor identify assumptions that deserve further examination.
But experience should never replace current information.
The market changes. Laws change. Financing changes. Insurance requirements change. A broker who relies entirely on what worked ten years ago is missing part of the picture.
The combination that matters is experience and a willingness to keep learning.
That's the standard we work toward at CMV Realty.
“Is it a buyer's market?”
“Is it a seller's market?”
But South Florida is not one single market.
A waterfront property in Fort Lauderdale, a townhome in Pembroke Pines, a condominium in Miami, and an income-producing commercial building in Broward County may all have different levels of demand, different competition, and different financial considerations.
Even within the same neighborhood, one property may attract several qualified buyers while another sits on the market because of its price or condition.
Broad market labels can provide context. They don't replace a property-specific analysis.
If you're buying, you need to understand your negotiating position for the property you're pursuing.
If you're selling, you need to understand what the actual competition looks like today.
That is a much more useful starting point than trying to fit every transaction into a single market label.
Today's South Florida market requires buyers to examine the total cost of ownership, sellers to price according to current conditions, and investors to scrutinize the numbers behind the property.
It also requires professionals who are willing to have honest conversations—even when the answer isn't what a client hoped to hear.
At CMV Realty, we work with buyers, sellers, property owners, and investors through our residential and commercial divisions. Our agents bring experience to the table, but our responsibility goes beyond experience. It's to help our clients understand their options and make decisions with their eyes open.
If you're thinking about buying, selling, or investing in South Florida real estate, let's talk before you make your next move.
You don't need to have everything figured out before you reach out. Sometimes the most productive first step is simply understanding what today's market means for your particular situation.
One thing I've learned is that the same strategy doesn't work in every market.
That seems obvious, but you'd be surprised how many people approach today's real estate market as if it's still 2021. Buyers expect sellers to accept whatever they offer. Sellers price their homes based on what their neighbor got two years ago. Investors look at yesterday's returns and assume they'll see the same results tomorrow.
Meanwhile, the cost of borrowing, insurance, maintenance, and operating a property has changed the numbers.
South Florida is still a place where people want to live, work, invest, and build businesses. But the days of assuming that almost any property will sell quickly, or that waiting will automatically make buying easier, require a closer look.
At CMV Realty, where only the most experienced agents work, we believe the job is not simply to help someone buy or sell property. It's to help them understand what they're getting into before they make a decision.
And today, that matters more than ever.
1. Buyers need to look beyond the asking price
For a long time, buyers were primarily focused on one question:“How much is the seller willing to take?”
That question still matters. But it's only one part of the decision.
Today's buyer needs to look at the total cost of ownership.
Let's say you find a home that fits your budget based on the mortgage payment. Have you also looked at the insurance premium? Property taxes? Maintenance? HOA fees? Potential assessments? What about the cost of improvements the house may need in the next few years?
For condo buyers, the financial condition of the building can be just as important as the condition of the unit. Reserve funding, required repairs, association finances, and insurance can affect both affordability and resale prospects.
And for commercial buyers, the questions become even more detailed. What are the actual operating expenses? How stable is the income? What is the tenant situation? Does the property's current performance justify the price?
A lower asking price doesn't necessarily mean a better investment.
The right question isn't just, “Can I buy this property?” It's, “Does this property make sense for me?”
That's a different conversation, and it's one worth having before you sign a contract.
2. Sellers can't rely on yesterday's comparable sales
I've had sellers tell me, “The house down the street sold for $800,000, so mine should be worth $850,000.”Maybe it is. Maybe it isn't.
The problem is that a comparable sale is a piece of evidence, not a guarantee. The property that sold six months ago may have had a different roof, a better view, a larger lot, fewer repairs, or a more motivated buyer.
Market conditions may have changed, too.
In parts of South Florida, buyers have more opportunities to compare properties than they did during the most competitive periods of the pandemic. Some sellers are offering concessions or adjusting prices to attract qualified buyers. But conditions aren't the same everywhere, and single-family homes, condos, and commercial properties can behave very differently.
That means pricing a property requires more than pulling up three recent sales and choosing the highest number.
A good pricing discussion should consider:
-
What comparable properties are actually selling for—not just what they're listed for.
-
How much competition is currently on the market.
-
The condition and presentation of the property.
-
The costs a buyer will have to absorb after closing.
-
The seller's timing, financial needs, and flexibility.
-
Whether the property is likely to appeal to the buyers who are currently active.
An ambitious asking price might feel good on day one. It doesn't help much if the property sits on the market for months and eventually requires multiple price reductions.
3. Interest rates have changed the conversation
Interest rates are one of the biggest reasons buyers and sellers need to rethink their approach.As of mid-September 2026, the 30-year mortgage rate was approaching 7% in several widely reported rate surveys. Higher borrowing costs can reduce purchasing power, affect affordability, and cause some buyers to delay their plans.
If you're buying a home you intend to own for many years, the decision may involve more than trying to guess the lowest possible interest rate.
If you're selling, you also need to understand how today's financing costs affect the pool of buyers who can afford your property.
There are legitimate strategies worth exploring, including lender-approved financing options, seller concessions, and rate buydowns. But they should be evaluated using actual numbers—not simply because someone says, “This is what everybody is doing.”
And if you are considering waiting for rates to drop, remember that a lower rate is not guaranteed, and neither is the price of the property you want to buy six months from now.
The best time to make a real estate decision is not necessarily when the headlines look perfect. It's when the numbers and the circumstances make sense for you.
4. Condos require a closer look than ever
South Florida condo buyers and owners face a set of challenges that deserve special attention.Building repairs, insurance costs, reserve requirements, and association assessments can materially affect the cost of ownership. The financial health of a building is not something to investigate after you've already fallen in love with the unit.
It should be part of your initial evaluation.
A condo that appears affordable based on its purchase price may look very different once you factor in monthly dues, assessments, insurance-related expenses, and financing considerations.
For sellers, this creates another challenge. Buyers may be asking more questions about the building before they make an offer. If the association has significant financial or maintenance issues, those issues can influence buyer demand and negotiations.
My advice is simple: understand the building, not just the unit.
The same principle applies to commercial properties. The physical asset is only part of the investment. The financial and operational structure matters, too.
5. Commercial real estate requires a different set of questions
Residential and commercial real estate share some basic principles, but the analysis is not the same.A family buying a home is typically focused on lifestyle, affordability, location, and long-term suitability.
A commercial investor may be focused on cash flow, tenant stability, operating expenses, lease terms, financing, and the property's potential to produce a return.
In today's economic environment, those commercial questions deserve a careful review.
A business owner considering a new location should understand how occupancy costs fit into the company's financial picture. An investor should examine the income and expenses rather than relying solely on a broker's projected numbers. A property owner considering a sale should understand what comparable assets are actually attracting from qualified buyers.
There is no single formula that works for every commercial property.
At CMV Realty, our residential and commercial divisions bring different areas of expertise to the table. The objective is to match the analysis to the property and the client's actual goals.
6. Experience matters when the transaction gets complicated
Experience doesn't eliminate uncertainty. It helps you recognize the questions that need to be answered.A seasoned real estate professional has seen deals fall apart over financing, inspections, appraisals, title issues, unrealistic expectations, and problems that could have been identified much earlier.
That experience can be useful when the market isn't straightforward.
It can help a seller recognize when a pricing strategy needs to change. It can help a buyer ask better questions before making an offer. It can help an investor identify assumptions that deserve further examination.
But experience should never replace current information.
The market changes. Laws change. Financing changes. Insurance requirements change. A broker who relies entirely on what worked ten years ago is missing part of the picture.
The combination that matters is experience and a willingness to keep learning.
That's the standard we work toward at CMV Realty.
7. Stop asking whether it's a buyer's or seller's market
I understand why people want a simple answer.“Is it a buyer's market?”
“Is it a seller's market?”
But South Florida is not one single market.
A waterfront property in Fort Lauderdale, a townhome in Pembroke Pines, a condominium in Miami, and an income-producing commercial building in Broward County may all have different levels of demand, different competition, and different financial considerations.
Even within the same neighborhood, one property may attract several qualified buyers while another sits on the market because of its price or condition.
Broad market labels can provide context. They don't replace a property-specific analysis.
If you're buying, you need to understand your negotiating position for the property you're pursuing.
If you're selling, you need to understand what the actual competition looks like today.
That is a much more useful starting point than trying to fit every transaction into a single market label.
The bottom line
After more than three decades in real estate, I can tell you that markets change, but the importance of making informed decisions does not.Today's South Florida market requires buyers to examine the total cost of ownership, sellers to price according to current conditions, and investors to scrutinize the numbers behind the property.
It also requires professionals who are willing to have honest conversations—even when the answer isn't what a client hoped to hear.
At CMV Realty, we work with buyers, sellers, property owners, and investors through our residential and commercial divisions. Our agents bring experience to the table, but our responsibility goes beyond experience. It's to help our clients understand their options and make decisions with their eyes open.
If you're thinking about buying, selling, or investing in South Florida real estate, let's talk before you make your next move.
You don't need to have everything figured out before you reach out. Sometimes the most productive first step is simply understanding what today's market means for your particular situation.
Questions and answers
Q&A: What should buyers and sellers be asking right now?
Q: Should I buy now or wait for mortgage rates to come down?
That depends on your financial position, how long you plan to own the property, and what is available in the market you're considering. Waiting for lower rates is not a guaranteed strategy. Talk with a qualified lender about today's payment, potential financing options, and what you can comfortably afford.Q: Should I lower my asking price if my home hasn't sold?
Not automatically. First, determine why the property isn't attracting the right buyer. Is the price too high? Is the property competing with better-presented homes? Are financing or insurance concerns affecting demand? The answer should guide your next step.Q: What should I know before buying a South Florida condo?
Review the association's financials, reserve information, pending assessments, insurance arrangements, and building maintenance obligations. Ask questions about the building before committing to the unit.Q: How do I know whether a commercial property is a good investment?
Start with the property's actual income, operating expenses, leases, financing assumptions, and potential risks. The asking price alone won't tell you whether the investment makes sense. Depending on the transaction, you may also need advice from qualified legal, tax, and financial professionals.Q: Do I need a real estate broker if I'm just exploring my options?
You don't need to be ready to make an offer to have a productive conversation. An initial consultation can help you understand your options, identify potential obstacles, and determine what information you need before moving forward.Frequently asked questions
Is South Florida still a good place to buy real estate in 2026?
South Florida continues to attract residents, businesses, and investors, but whether a property is a good purchase depends on the specific location, price, condition, carrying costs, and the buyer's objectives. No market-wide answer applies to every property.Is this a buyer's market or a seller's market in South Florida?
It varies by county, property type, neighborhood, and price range. Single-family homes, condos, townhomes, and commercial properties may experience different conditions. A current, property-specific market analysis is more useful than a broad label.What is the biggest mistake sellers make in today's market?
One common mistake is relying too heavily on an outdated comparable sale or setting a price based on what the seller hopes to receive rather than what current buyers are willing and able to pay.What costs should South Florida homebuyers consider besides the mortgage?
Buyers should evaluate property taxes, homeowners or condo insurance, HOA fees, maintenance, utilities, potential assessments, and other property-specific expenses. A lender and qualified real estate professional can help identify relevant costs, but buyers should verify actual expenses before committing.Can a real estate broker help me evaluate an investment property?
A broker can help you understand market conditions, comparable sales, property characteristics, and transaction considerations. For detailed tax, legal, or investment advice, you should consult the appropriate qualified professionals.Does experience really matter when choosing a real estate agent?
Experience can provide valuable perspective on negotiations, market cycles, and transaction risks. It should be considered alongside current market knowledge, communication, relevant expertise, and the agent's ability to address your particular needs.Your next step
Thinking about buying or selling in South Florida?
You don't have to make a decision today. But if you're considering a move, an investment, or a change in your real estate plans, understanding the market before you act can make a meaningful difference.Talk with The Chenore Group at CMV Realty.
Our experienced residential and commercial real estate professionals can help you evaluate your options and determine what makes sense for your situation.
Jeff Chenore
Broker/Owner CMV Realty | Chenore Group | CMV Realty LLC
or another way