August 4, 2025 Housing Update

Sellers are still listing, but buyers are choosing carefully

Mike Ugarte
August 04, 2025 • Estimated Reading Time: 3 minutes

It’s the first week of August, and Pembroke Pines real estate is riding that classic summer slowdown but with a twist.

Listings dipped slightly, yet buyer activity actually ticked up, even as homes are sitting longer and median prices keep sliding.

What’s going on?

We’re seeing buyers return to the table just with a lot more caution.

More listings are hitting the market, but homes are now sitting for over 50 days, a sharp jump from just a week ago.

That signals buyer hesitation or pickiness.

The dip in median price shows sellers are getting more realistic, and buyers are using that leverage.

This isn't a buyer frenzy, it's a buyer filter.

If you're selling, your house needs to be in top shape and priced aggressively to get noticed.

If you're buying, you've got time to breathe and maybe negotiate.

Interest Rate: 6.81% (⬇️ slightly down from 6.83% last week)

So What Does That Actually Look Like?

Let’s do the math:

At the current median price of $525,000, with a 5% down payment ($26,250), your loan would be about $498,750.

At a 6.81% interest rate, your estimated monthly mortgage payment (principal & interest only) would be around $3,248.

That’s before taxes, insurance, and HOA fees, but it gives you a clear picture of what monthly costs look like in today’s market.

Even with rates slightly down from last week, affordability remains tight.

A $525K home still costs over $4,000/month once you factor in taxes and insurance and that’s assuming just 5% down.

That kind of monthly hit is keeping many buyers on the sidelines.

The ones who are active?

They're either well qualified or laser focused on value.

Until rates drop meaningfully, expect affordability to remain the biggest ceiling in this market.

💡 Affordability Tip:

Even with rates at 6.81%, a small rate drop can save you hundreds per month.

Many lenders now offer rate buy downs or credits. Don’t skip the conversation.

👉 Buyer Tip: Get pre-approved before you shop. Knowing your monthly budget makes it easier to jump when the right home hits the market.

Ready to run the numbers on you ideal home?

Schedule a quick call with me here and I’ll connect you with a local lender who can show you exactly what’s possible in today’s market.