Florida and Texas sellers are not facing one simple “buyer’s market” or “seller’s market.” The latest statewide reports show active demand, meaningful buyer choice and major differences by property type and metro. A strong listing plan starts with the local competition—not a national headline.
Current Eaton listing choices: Florida and Texas sellers can choose $99 MLS Basic for essential seller-managed MLS entry, $499 FSBO Plus for more flexibility and support while managing the sale, or 1% Full Service for broker representation from pricing through closing.
This update uses Florida Realtors’ July 2026 report and the Texas Real Estate Research Center’s August 2026 report, which analyzes Texas activity through June. Statewide figures are context—not a substitute for neighborhood, price-range and property-specific analysis.
The quick read for sellers
- Florida: Sales improved from a year earlier, while single-family and condo-townhouse supply told different stories.
- Texas: Inventory remained near balanced-market levels statewide, price softness moderated and conditions varied among major metros.
- For both: Sellers should expect buyers to compare value carefully and should launch with evidence-based pricing, complete property information and a clear negotiation plan.
Florida housing market: demand improved, but property type matters
Florida Realtors reported the following statewide results for July 2026:
- 23,870 existing single-family home sales, up 5.1% from July 2025
- 8,194 condo-townhouse sales, up 11% year over year
- A $425,000 median single-family sale price, up 3.7%
- A $295,000 median condo-townhouse price, unchanged year over year
- 4.5 months of single-family supply versus 7.8 months for condos and townhouses
The contrast between 4.5 months of single-family supply and 7.8 months for condos and townhouses is especially important. A condo seller may face a different competitive environment from a nearby single-family seller, even when both properties share the same ZIP code.
What Florida sellers should do
- Compare the property with active listings of the same type, fee structure and condition.
- Gather current association, assessment and insurance-related information early when applicable.
- Address roof, flood, storm-protection and major-system questions before they become buyer objections.
- Build pricing and concession decisions around the local market—not the statewide median.
Source: Florida Realtors, July 2026 housing report
Texas housing market: balanced supply with local differences
The Texas Real Estate Research Center reported that statewide activity strengthened during the first half of 2026 while inventory and pricing remained competitive. Its August report, covering June data, noted:
- Approximately 153,800 active listings at the end of June
- 5.4 months of statewide housing supply
- A statewide home-price index 0.4% below the prior year
- A median seller price reduction of $12,000, or 3.3% of the initial listing price
- Lower year-over-year inventory in Austin and Dallas–Fort Worth, with increases in Houston and San Antonio
Those numbers do not mean every Texas seller should reduce the price. They do show why an unsupported “test the market” price can be costly. Buyers have choices, and unsold inventory was taking longer to move than homes that closed.
What Texas sellers should do
- Separate the metro headline from the property’s actual submarket and price band.
- Account for nearby new construction and builder incentives when pricing a resale home.
- Prepare surveys, access, utility, foundation, drainage and major-system information when relevant.
- Decide in advance how you will respond to inspection findings, credits and timing requests.
Source: Texas Real Estate Research Center, August 2026 Housing Insight
A five-step listing plan for today’s market
1. Price against the buyer’s current choices
Recent comparable sales matter, but active and pending listings reveal the competition buyers see today. Review condition, updates, location, property type, fees and concessions—not just price per square foot.
2. Remove uncertainty before launch
Gather permits, invoices, association information, surveys and major-system details early. Information that arrives late can slow a serious buyer or create avoidable renegotiation.
3. Treat the first impression as a business decision
Complete cleaning, repairs, staging decisions and photography before the listing is published. A listing should not need to “get ready” after buyers begin seeing it.
4. Compare offers by strength, not only price
Financing, deposits, inspection rights, appraisal language, requested credits and closing timing all affect risk. The highest number is not always the strongest path to closing.
5. Choose the right service level
Eaton’s 1% Full-Service plan includes seller representation, pricing guidance, listing preparation, showing coordination, negotiation and contract-to-close support. The $499 FSBO Plus plan provides MLS input and exposure while the seller handles inquiries, showings, offers, contracts, disclosures, title and closing coordination.
Buyer-agent compensation is separate from Eaton’s listing fee. It is optional and negotiable, and the seller decides what—if anything—to offer.
What the statewide numbers cannot tell you
State reports cannot determine the right price for a specific property. A waterfront condo, suburban single-family home, rural tract and downtown townhouse can behave differently within the same county. Property condition, insurance, fees, financing eligibility and the seller’s timing all matter.
Use market data to ask better questions. Use local property evidence to make the decision.
Build your listing plan with current evidence
Start online or speak directly with Stephen Eaton about pricing, preparation and the service level that fits your Florida or Texas property.
General educational information only, not legal, tax, insurance, title or financial advice. Market conditions and transaction requirements change; verify current local information with the appropriate licensed professionals.