33322
Fort Lauderdale, Florida

The Fort Lauderdale 33322 market shows contradictory signals as of February 2026, with a median sale price of $233,000 reflecting strong 20.1% year-over-year appreciation while inventory moves at 101 days on market—well above the 60-day threshold typically indicating balanced conditions. Only 10% of homes are selling above list price, suggesting the aggressive bidding that drove last year's gains has cooled considerably. This combination of sticky pricing from appreciating values and extended market times indicates sellers haven't fully adjusted expectations to current demand levels.

Patient buyers with flexible timelines gain leverage in this environment, as 101 days on market creates negotiating room that didn't exist during the appreciation run-up. The 10% above-list figure means 90% of transactions close at or below asking price, favoring those who can wait out sellers anchored to peak valuations. Investors seeking cash flow should proceed cautiously at the $233,000 entry point following 20% appreciation, as extended hold times increase carrying costs and the risk-reward calculation shifts unfavorably when PropIQ scores signal caution rather than opportunity.

The PropIQ score of 61/100 suggests deteriorating fundamentals beneath surface-level price strength, historically a leading indicator that appreciation rates will compress or reverse within 6-12 months. Monitor whether days on market extends beyond 120 and if the 10% above-list metric drops further, both confirming a transition from seller to buyer market. The lag between slowing transaction velocity and price adjustment typically runs two quarters in South Florida markets, making Q2 2026 data critical for determining whether current asking prices prove sustainable.