What Just Happened in Our Market?

Last week felt different.

More homes hit the market. More buyers stepped up. Homes sold faster. And prices? They didn't just creep up, they made a serious move.

If you've been waiting to see which direction Pembroke Pines would lean this spring… we may have just gotten our answer.

Here's what changed this week in Pembroke Pines:

What the price jump really means: Let's translate this. A nearly $97,000 jump in median price in one week doesn't mean every home gained that much value but it does mean higher priced homes are getting absorbed again. The upper brackets are moving. When you see inventory rise 25% and contracts rise 19% in the same week, that's not a fluke. That's demand meeting supply at a higher price point. Combined with a 17 day drop in median days on market, this signals something important: buyer urgency is back.

After weeks of softening, slowing, and recalibrating, this week tells a completely different story.

New listings jumped to 50 (up from 40). Pending contracts climbed to 38 (up from 32). Days on market dropped from 58 to 41. And median price surged to $589,500 (up from $492,500).

Mortgage rates also dipped slightly to 6.14% (from 6.26%), giving buyers about $45–$60/month in breathing room on a typical loan.

But here's what matters most: Inventory rose 25% week over week and buyer activity rose almost the same amount.

That tells me demand didn't blink.

When inventory climbs and buyer activity climbs with it, that's not a cooling market. That's a market finding its footing. That's buyers who were sitting on the sidelines saying, "Okay, I'm ready now."

The biggest headline? Median days on market dropped by 17 days. From 58 to 41. That's not seasonal noise. That's not a statistical blip. That's buyers deciding to act and act quickly.

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, you had time. Homes were sitting 58 days. Sellers were nervous. You could tour slowly, think it over, and negotiate confidently.

This week? That dynamic just shifted.

Inventory rose to 50 new listings, the most we've seen in weeks. But buyer activity rose even more proportionally. 38 homes went under contract, up from 32 last week.

And the median days on market? 41 days, down from 58.

Let's be clear about what this means:

Buyers are moving faster. Not panicking. Not bidding wars (yet). But the hesitation we saw two weeks ago? It's evaporating. Homes that are priced right and show well are getting offers within 40–50 days, not 60–70.

You have more options, but more competition. With 50 new listings this week, your pool of fresh inventory is expanding. But with 38 contracts, you're not alone in the market anymore. Other buyers are waking up, too.

The math improved slightly but prices jumped. Rates dropped to 6.14% (from 6.26%), saving you about $45–$60/month on a typical loan. But the median price spiked $97,000. That's not sustainable week to week, but it signals that higher priced inventory is moving again. The upper brackets are active.

The move for buyers:

If you've been sitting on the sidelines waiting for the perfect moment, understand this: The market just sent a signal that buyers are ready to move again.

This isn't a frenzy. But it's also not a slowdown. This is momentum building.

And here's the bonus: Rates dropped to 6.14%. On a $560,025 loan, that saves you about $45–$60/month compared to last week's 6.26%. Not game changing, but it helps.

Watch for:

Here's the reality: Inventory rose. Contracts rose more. Days on market dropped 17 days.

50 new listings hit the market this week, the highest we've seen in weeks. 38 homes went under contract. And homes are now selling in 41 days on average instead of 58.

That's not a lukewarm market. That's a market where buyers are ready to move again.

And here's what it means for you: If you price right and show well, you're going to sell faster than you would have two weeks ago.

Median days on market dropped from 58 to 41. That's meaningful. Buyers are done waiting. They're done overthinking. They're pulling the trigger on homes that check their boxes.

But don't mistake this week's $97K median price jump as a green light to overprice your home. That spike reflects higher priced inventory moving again, not a sudden surge in value across the board. If you price based on this week's median instead of comparable sales in your neighborhood, you'll still sit.

The homes moving in 41 days? They're priced at or slightly under recent comps, show beautifully, and are marketed proactively. The homes sitting 70, 80, 90+ days? Still overpriced, poorly presented, or both.

The move for sellers:

Price strategically from day one. Don't use this week's median price spike as justification to test the market high. Use recent comps in your specific neighborhood and price at or slightly under to generate immediate interest. The goal is multiple showings in the first two weeks and an offer within 30–45 days.

Make your home show ready. Professional photos. Fresh paint. Decluttered. Staged if possible. Minor repairs done. With 50 new listings this week and buyers moving faster, your home will get attention so make sure that attention converts to offers.

Be ready to negotiate but hold your ground more than last week. Buyers still want inspection contingencies and reasonable concessions, but they're less likely to low ball you this week. You have slightly more leverage than you did 14 days ago. Use it wisely.

Market proactively. Your agent needs to reach buyers directly with email blasts, social media, open houses, and targeted outreach. With momentum building, passive marketing is leaving money on the table.

Strike while the iron is hot. If you've been considering listing, this is the window. Buyer activity is picking up. Days on market are dropping. Don't wait for the market to shift back the other direction.

The good news? Buyers are active, pre-approved, and moving faster than they were two weeks ago. The homes that are priced right and show well are getting offers.

The bad news? If you're not priced right or your home doesn't show well, you'll sit while the market moves around you.

Let's talk about what it actually takes to buy at this week's median price of $589,500.

The breakdown:

Monthly Principal & Interest: $3,410

Plus:

All-in monthly cost: $4,351–$4,901

The change from last week:

The $97,000 jump in median price from last week ($492,500 to $589,500) costs you about $593/month in principal and interest. But rates dropped from 6.26% to 6.14%, saving you about $67/month on a $560,025 loan.

Combined impact vs. last week: About $526/month more expensive.

Here's the real-life translation:

A $3,400+ mortgage payment puts you squarely in mov -up buyer territory. This isn't entry level activity. This is established homeowners repositioning. First time buyers are largely priced out at this median unless they have significant down payments or dual high incomes.

The math that matters:

To comfortably afford a $589,500 home with a $4,351–$4,901/month payment (using the 28% front-end ratio), you need:

Annual household income: $186,000–$210,000

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

Annual household income: $209,000–$235,000

Translation: The buyers active at this price point are high earners, equity rich move up buyers, or relocating professionals with significant cash reserves. The median price jump reflects this reality. The upper brackets are moving again, and they're moving fast.

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

Scenario 1: Momentum Continues, Market Tightens Further (Most Likely)

If new listings stay in the 45–55/week range and pending contracts stay above 35:

What this means: This becomes a balanced to slightly seller favoring market. Not a frenzy, but steady momentum. Homes priced right will move in 35–45 days. Overpriced homes will still sit 70–90+ days. Buyers need to move decisively but can still negotiate reasonably.

Scenario 2: Inventory Surges, Buyer Activity Can't Keep Pace (Possible)

If new listings jump above 60/week but pending contracts stay below 40:

What this means: The momentum we saw this week was short lived. Inventory overwhelms demand. Sellers lose leverage. Buyers regain negotiating power. We shift back toward the dynamic we saw two weeks ago.

Scenario 3: Rates Drop Below 6%, Demand Explodes (Less Likely, But Watch For It)

If mortgage rates drop below 6.0%:

What this means: Affordability improves dramatically, sidelined buyers flood back in, and the market flips decisively to sellers. The buyer advantage disappears completely. Multiple offers become routine again.

My bet?

We're heading into Scenario 1 for the next 30 days. Inventory will stabilize in the 45–55/week range. Buyer demand will remain strong. Days on market will continue dropping into the high 30s. Median price will stabilize as the mix normalizes between mid range and upper bracket sales.

But: If inventory surges above 60 new listings per week and contracts don't keep pace, we could shift back toward Scenario 2 by early March. The key variable to watch is the ratio of new contracts to new listings. If it stays above 70%, momentum continues. If it drops below 60%, the market softens again.

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

High Activity:

Moderate Activity:

Slower Activity:

What this tells us:

The market surge this week was driven by move up buyers in the $550K–$650K range. This segment is showing renewed confidence and urgency. Mid range homes ($450K–$550K) are still moving steadily but inventory is tighter. Luxury homes ($800K+) are still struggling despite the broader market momentum.

This week's data isn't subtle: The market just woke up.

50 new listings this week. 38 homes under contract. Days on market dropped to 41. Median price surged to $589,500.

We're not in a frenzy. But we're also not in a slowdown.

Pembroke Pines just picked up speed and I'll be watching closely to see if this becomes a trend or just a strong week.

For buyers: The window where homes were sitting for two months? That's closing. You're not in bidding war madness yet, but hesitation is getting more expensive, especially if rates keep easing and more buyers wake up. Move decisively on properties that fit your criteria.

For sellers: The market just showed you something important: well priced homes are moving again. If you've been waiting for "the right time," activity suggests buyers are back in the game. Price strategically, show beautifully, and market proactively. The homes moving in 41 days are doing all three.

For investors: Days on market dropping while rates fall is the early signal you watch for. This is momentum before headlines. If you're positioned to move, this is the window to watch closely.

The homes that are moving are priced right, show well, and hit the market at the right time. The homes that aren't? Still overpriced, poorly presented, or badly timed.

What are you seeing in your neighborhood? More activity? Faster showings? Hit reply and let me know. I read every response.