The Story This Week

If last week felt busy, this week feels… quieter. Inventory pulled back. Contracts dipped. Homes are sitting longer. And rates ticked up just enough to make buyers do the math twice. This isn't a crash. It's not a surge. It's a market adjusting and if you're paying attention, there's a story in the shift.

Here's what changed this week in Pembroke Pines:

What the slowdown really means: Let's break this down. Listings dropped hard, down nearly 32% week over week. That's a noticeable slowdown in new inventory hitting the market. But contracts also dipped, down 11%. And the big tell? Median Days on Market jumped from 45 to 58. Homes are taking almost two weeks longer to sell than they were just last week. Meanwhile, median price slipped $7,000. Not a free fall. Just softening. This isn't dramatic movement, but it is directional. The market is taking a breath after weeks of volatility.

After last week's surprise price spike and tight inventory, this week tells a different story entirely.

New listings dropped to 40 (down from 59). Pending contracts fell to 32 (down from 36). Days on market jumped from 45 to 58. And median price softened to $492,500 (down from $499,500).

Mortgage rates also ticked up slightly to 6.26% (from 6.18%), costing buyers about $40/month more on a typical loan.

But here's what matters most: Homes are sitting almost two weeks longer than they were last week.

That's not the sign of a hot market. That's not even the sign of a steady market. That's the sign of a market where buyers are slowing down, thinking twice, and waiting for value to reveal itself.

This isn't a buyer's market yet. But it's not a seller's market either. It's something in between. It’s a market adjusting, recalibrating, and looking for equilibrium.

Here's what's really happening and what it means if you're thinking about making a move in the next 30–60 days.

Last week, inventory was tight and homes were moving in 45 days. This week? Not so much.

Inventory dropped to just 40 new listings. The lowest we've seen in weeks. But buyer activity dropped even more. Only 32 homes went under contract, down from 36 last week.

And the median days on market? 58 days, up from 45.

Let's be clear about what this means:

Buyers are slowing down. Not disappearing. Not giving up. Just… pausing. And when buyers pause, sellers feel it.

You have fewer fresh options, but less competition. With only 40 new listings this week, your pool of brand new homes is limited. But with only 32 contracts, you're not fighting off multiple offers on every property either.

Homes are sitting longer. 58 days is the longest median DOM we've seen in weeks. That's nearly two weeks longer than last week's 45 days. Translation: Sellers are getting antsy. They're more willing to negotiate on price, closing costs, and repairs.

The math got harder again. Rates ticked up to 6.26% (from 6.18%), costing you about $40/month more on a $467,875 loan. Combined with the $7K drop in median price, you're paying about $7/month less than last week, barely noticeable.

The move for buyers:

If you've been sitting on the sidelines waiting for the market to shift in your favor, you're starting to see it happen. Not dramatically. Not suddenly. But steadily.

And here's the bonus: With homes sitting 58 days on average, you have time. You're not rushing. You're not panicking. You can tour thoroughly, run the numbers, and make smart decisions.

Watch for:

Here's the reality: Inventory dropped. Contracts dropped more. Days on market jumped 13 days.

40 new listings hit the market this week, the lowest in weeks. Only 32 homes went under contract. And homes are now sitting an average of 58 days before going under contract.

That's not a hot market. That's not even a warm market. That's a market where buyers are being selective, taking their time, and waiting for value.

And here's what it means for you: If you're overpriced, you will sit. And the longer you sit, the staler you get.

Median days on market jumped from 45 to 58. That's nearly two weeks longer. The homes moving in 58 days or less? They're priced right, show beautifully, and are marketed aggressively. The homes sitting 70, 80, 90+ days? Overpriced, poorly presented, or both.

Don't mistake the $7K drop in median price as a minor blip. When combined with rising days on market and falling contract activity, it signals a clear trend: buyer urgency is fading.

The move for sellers:

Price aggressively from day one. Don't test the market. Don't "see what happens." Don't assume you can price high and reduce later. Every day your home sits, it loses appeal. Price at or slightly under recent comps to generate immediate interest and create urgency.

Make your home show ready. Professional photos. Fresh paint. Decluttered. Staged if possible. Minor repairs done. With only 40 new listings this week, your home will get attention, make sure that attention converts to showings and offers.

Be ready to negotiate. Buyers have leverage right now. They're asking for inspection contingencies, closing cost help, and appraisal protection. If you refuse to budge, they'll move on to one of the other properties sitting on the market.

Market proactively. Your agent needs to reach buyers directly with email blasts, social media, open houses, and targeted outreach. Passive marketing won't cut it when days on market are climbing.

Watch the calendar. If your home sits longer than 60 days without an offer, you're overpriced. If it sits longer than 75 days, you're significantly overpriced. Don't let pride keep you from adjusting.

The good news? Serious buyers are still active. They're pre-approved, motivated, and ready to close but only on homes that are priced right and show well.

The bad news? If you're not one of those homes, you're going to sit and watch while the market continues to soften around you.

Let's talk about what it actually takes to buy at this week's median price of $492,500.

The breakdown:

Monthly Principal & Interest: $2,880

Plus:

All-in monthly cost: $3,690–$4,190

The change from last week:

The $7,000 drop in median price from last week ($499,500 to $492,500) saves you about $43/month in principal and interest. But rates climbed from 6.18% to 6.26%, costing you about $37/month more on a $467,875 loan.

Combined impact vs. last week: About $6/month cheaper. Barely noticeable.

The math that matters:

To comfortably afford a $492,500 home with a $3,690–$4,190/month payment (using the 28% front-end ratio), you need:

Annual household income: $158,000–$179,000

If you're using a more conservative 25% ratio (recommended for long-term financial health):

Annual household income: $177,000–$201,000

Here's the psychological line right now:

When payments creep toward $4,000/month, buyers slow down. Not because they can't buy but because they start questioning value. They start running scenarios. They start asking: "Is this really worth it?"

And when buyers start asking that question, they take longer to pull the trigger. Which is exactly what we're seeing in the data.

Here's my take on where we're headed based on this week's activity:

Scenario 1: Market Continues Softening, Buyer Leverage Grows (Most Likely)

If new listings stay in the 40–50/week range and pending contracts stay below 35:

What this means: This becomes a soft buyer's market. Not dramatic. Not sudden. But steady. Sellers who price aggressively will still move homes in 50–60 days. Sellers who don't will sit for 80–100+ days and eventually reduce. Buyers who are patient and strategic will find opportunities.

Scenario 2: Inventory Surges, Market Shifts Decisively to Buyers (Possible)

If new listings jump back above 60/week and pending contracts stay flat or drop below 30:

What this means: This becomes a strong buyer's market. Sellers panic. Negotiations get aggressive. Buyers can afford to be highly selective and demand concessions on price, repairs, and closing costs.

Scenario 3: Rates Drop, Demand Rebounds (Less Likely)

If mortgage rates drop below 6.0%:

What this means: Affordability improves, sidelined buyers flood back in, and the market tightens again. The buyer advantage disappears quickly.

My bet?

We're heading into Scenario 1 for the next 30 days. Inventory will stay relatively low but steady in the 40–55/week range. Buyer demand will remain cautious. Days on market will continue climbing into the low 60s. Median price will soften gradually, not dramatically.

But: If inventory surges back above 60–70 new listings per week and contracts stay below 35, we could shift toward Scenario 2 by early March. Watch the listings count closely as it's the leading indicator.

Here's what I'm seeing at the micro level this week:

High Activity:

Slower Activity:

What this tells us:

The market is clearly fragmenting. Affordable to mid range homes ($450K–$550K) are moving at a reasonable pace if priced right. Luxury homes ($800K+) are struggling. The middle tier ($550K–$750K) is highly dependent on location, condition, and pricing strategy.

This week's data is telling a simple story: The market is taking a breath.

40 new listings this week. Only 32 homes under contract. Days on market jumped to 58. Median price softened to $492,500.

Pembroke Pines isn't crashing. It's recalibrating.

And in markets like this, the smart moves aren't loud, they're intentional.

For buyers: You have leverage again, quietly. Homes are sitting longer. Prices are easing slightly. Sellers are more negotiable than they were 60 days ago. If you're stable and planning to stay 5+ years, this is a window. Don't rush, but don't sleep either.

For sellers: The days of "list it and wait for multiple offers" are thinning. Pricing correctly matters again. Condition matters again. Strategy matters again. The market rewards sellers who price aggressively, show beautifully, and market proactively. Everyone else sits.

For investors: The spread is tight. At today's rates, cash flow is tough unless you're putting significant money down or finding something meaningfully under market. This isn't the environment for speculative flips or marginal rental returns.

The homes that are moving are priced right, show well, and are marketed strategically. The homes that aren't? Overpriced, poorly presented, or both.

What are you seeing in your neighborhood? More "For Sale" signs? Homes sitting longer? Hit reply and let me know. I read every response.