PBP Real Estate

Selling in South Florida and checking ChatGPT first? The answer you get may be national, months old, or a guess.

So PBP Real Estate is now in ChatGPT, with our own answers.

Add the PBP Real Estate plugin, type Real Estate in a chat, and try:

- How long does probate take in Palm Beach County?
- How is the Boca Raton housing market for sellers right now?
- What are typical condo fees in Fort Lauderdale?

Every answer comes from a page we publish on pbprealestate.com, with the link.
Market figures come from the PBP Data Desk™, refreshed every morning, houses and condos always separate.

What it will not do: guess what your home is worth. Gia Freer, our Broker of Record, prepares every written opinion of value by hand. Real-estate answers only, not legal or tax advice.

Add it in three steps: https://www.pbprealestate.com/chatgpt/?utm_source=facebook&utm_medium=social&utm_campaign=pbp-in-chatgpt

South Florida housing data this week: check your city before changing your asking price.

October 16 to October 23, 2026. Three local snapshot changes:

1. Hobe Sound houses: 46.2% to 54% recorded below original asking. Today: 34 of 63 active single-family homes.

2. Miami Shores houses: 25.5% to 33.3%. Today: 16 of 48 active single-family homes.

3. Palm Springs condominiums: 43.1% to 50%. Today: 34 of 68 active condominiums.

These compare recorded current asking with original list prices, not complete price histories or a count of sellers who cut this week. Active samples changed: Hobe Sound 65 to 63; Miami Shores 51 to 48; Palm Springs 72 to 68.

Across Miami-Dade, Broward, Palm Beach, Martin and St. Lucie, our snapshot median cumulative days listed moved from 72 to 73 for houses and 114 to 113 for condominiums. Samples: houses 15,740 to 15,943; condominiums 26,105 to 26,438. Both dates count from listing contract date plus recorded relist offset.

The Condo Fee Index monthly-equivalent median moved from $801 to $800. Retained usable-fee sample: 25,189 to 25,513, up 1.3%. That is a sample median, not a same-building fee decrease.

For your asking-price decision, compare your property type and city with recent closed sales. One regional number cannot do that job.

Daily data. A navigation tool, with the method in the open.

Read the Hobe Sound figures:
https://www.pbprealestate.com/price-cuts-hobe-sound/?utm_source=facebook&utm_medium=social&utm_campaign=data-week-2026-10-23

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. As of October 23, 2026; comparison October 16. Information deemed reliable but not guaranteed.
PBP Real Estate, LLC, CQ1064615. Published by Gia Freer, Broker of Record, BK689801. Prepared with AI assistance.

Thinking about selling in St. Lucie County? This is what you are competing with.

Houses, Sep 2026: 2,384 for sale, 446 went under contract. 5.3 for sale per contract (5.3 a year ago).
Condos/townhouses: 635 for sale, 85 under contract. 7.5 for sale per contract (8.9 a year ago).

The national seller-buyer gap is the widest in six years. St. Lucie County's own chart is in the link, houses and condos separate, back to 2018.

Full report: https://www.pbprealestate.com/market-report-stlucie/
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors monthly market statistics, Sep 2026 release, houses and condos/townhouses reported separately. PBP Real Estate, LLC. Information deemed reliable but not guaranteed.

Thinking about selling in Martin County? This is what you are competing with.

Houses, Sep 2026: 682 for sale, 143 went under contract. 4.8 for sale per contract (5.1 a year ago).
Condos/townhouses: 463 for sale, 89 under contract. 5.2 for sale per contract (7.7 a year ago).

The national seller-buyer gap is the widest in six years. Martin County's own chart is in the link, houses and condos separate, back to 2018.

Full report: https://www.pbprealestate.com/market-report-martin/
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors monthly market statistics, Sep 2026 release, houses and condos/townhouses reported separately. PBP Real Estate, LLC. Information deemed reliable but not guaranteed.

OPEN HOUSE: Saturday, October 24 from 12:00 to 3:00 PM and Sunday, October 25 from 12:30 to 3:30 PM

Want one-story living in central Boca without a big HOA bill? Come walk through 21612 Casa Monte Court in Boca Casa. It's a 3-bedroom, 2-bath villa with a 1-car garage and full impact windows and doors throughout, so there are no shutters to put up when a storm comes. Inside: vaulted ceilings, an open great room, a bright white kitchen with a breakfast bar and a split-bedroom layout. Outside: a screened lanai and a large, fully fenced private courtyard. The HOA is $412 a quarter.

Offered at $570,000.

Stop by and see it in person. Can't make it? Call or text me at 561-289-7602.
Photos and details: pbprealestate.com/21612-casa-monte-court-boca-raton
MLS # B26059069
Gia Freer, PBP Real Estate, LLC | Equal Housing Opportunity

Thinking about selling in Miami-Dade County? This is what you are competing with.

Houses, Sep 2026: 4,536 for sale, 814 went under contract. 5.6 for sale per contract (5.9 a year ago).
Condos/townhouses: 11,706 for sale, 936 under contract. 12.5 for sale per contract (12.5 a year ago).

The national seller-buyer gap is the widest in six years. Miami-Dade County's own chart is in the link, houses and condos separate, back to 2018.

Full report: https://www.pbprealestate.com/market-report-miami-dade/
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors monthly market statistics, Sep 2026 release, houses and condos/townhouses reported separately. PBP Real Estate, LLC. Information deemed reliable but not guaranteed.

Thinking about selling in Broward County? This is what you are competing with.

Houses, Sep 2026: 4,351 for sale, 922 went under contract. 4.7 for sale per contract (4.9 a year ago).
Condos/townhouses: 9,582 for sale, 889 under contract. 10.8 for sale per contract (10.4 a year ago).

The national seller-buyer gap is the widest in six years. Broward County's own chart is in the link, houses and condos separate, back to 2018.

Full report: https://www.pbprealestate.com/market-report-broward/
Price my home correctly: https://www.pbprealestate.com/what-is-my-home-worth/

Source: Florida Realtors monthly market statistics, Sep 2026 release, houses and condos/townhouses reported separately. PBP Real Estate, LLC. Information deemed reliable but not guaranteed.

Weston, October 19, 2026: 50 of 100 active condominiums (50%) now carry a recorded asking price below their original list price. A week earlier it was 43 of 103 (41.7%).

No condominiums came on the market in Weston this week, and 8 recorded an asking-price reduction. The median recorded reduction among the 50 is 4.3%. 46% of Weston condominiums for sale have counted more than 90 cumulative days on the market.

If you own a condominium in Weston, this is what the units you compete with have already done. See it before you choose your price: https://www.pbprealestate.com/price-cuts-weston/

Seller Blink Rate(TM) is a PBP Real Estate measure, recounted daily from BeachesMLS data, houses and condominiums separately. PBP Real Estate, South Florida brokerage and housing-data publisher. CQ1064615. Gia Freer, BK689801.