The number that stands out this week isn't the price. It's the days on market.

Fifty days to go under contract. That's nearly double last week's 26. And it's not a data glitch. It's a signal. Buyers are taking their time in ways they weren't a few months ago. The urgency that used to drive quick decisions has faded, and that changes how both sides of a transaction need to think.

When homes sit, pricing strategy matters more. Sellers who came out at the high end of the range are discovering that buyers won't stretch just to compete anymore. The negotiating room that didn't exist a year ago is back.

The median price drop, from $437,950 to $299,000, looks dramatic but tells a different story than it appears. This week's active listings skew heavily toward Century Village, the 55+ community whose condos typically trade between $115,000 and $244,000. That mix pulled the median down, not a sudden correction in single family values. If you own a home in Towngate, Silver Lakes, or Pembroke Falls, your market looks very different from what that $299K median suggests.

New listings and contracts both dipped slightly. Sellers may be watching and waiting. Buyers seem to be doing the same. Rates ticked down five basis points to 6.73%, helpful, but not the kind of move that breaks someone off the fence.

The market right now rewards patience on both sides. Buyers have options and time. Sellers who understand that and price accordingly will still move their homes. The ones who don't are contributing to that 50-day average.

At the stated median price of $299,000, with 20% down, here's what the math looks like:

Taxes, insurance, and HOA are separate and vary by property. In Pembroke Pines, those additions typically add $600–$1,000/month depending on the home and community.

Stay safe,

Mike