Setting Expectations: October Across Palm Beach & Broward

A quick note from the field — what I'm seeing across Palm Beach and Broward this month, what's genuinely helpful to know right now, and one good reason to get outside this week. ☀️

🏠 City highlight — Delray Beach: the month of the $15,000 condo

A one-bedroom condo in Kings Point hit the market at $15,000 this month — and six different buyers asked me about that one unit in under two weeks. 💸

So I called the listing agent, and I'll tell you what I told them: that $15,000 was never a real selling price. There's a $54,000 mortgage on the property, the listing says "all offers accepted," and the low number was there to make phones ring. When it's too good to be true, it is — price a home below what you'll actually take just to harvest calls, and you're bordering on bait-and-switch. 🎣

The wider truth is more useful: Delray and Boca have plenty of condos legitimately listed under $130,000 right now, and they're sitting — while the well-priced ones still move. What's deciding condo deals this fall isn't the list price. It's the monthly number: HOA fees and insurance. Buyers are payment-shopping, and the condos that sell are the ones where the whole monthly picture makes sense. ✅

💡 Good to know — two numbers for every buyer and seller

Insurance is the silent deal-shaper. Palm Beach County homeowners pay an average of $6,323 a year for coverage with wind — the second-highest county bill in Florida (Florida Office of Insurance Regulation, July 2026 figures). Price any home by the monthly total, not the sticker.

It's two markets, not one. 📊 Single-family homes in the county are going under contract in about 40 days while condos take about 69 — and nearly half of Palm Beach County sales in August were cash (48.1%). Sellers: your pricing strategy should be completely different for a house than for a condo right now.

🎣 Worth getting outside for: the mullet run

It's a Florida fall ritual: schools of mullet moving down the coast, and everything with fins following them — snook and tarpon working the inlets and beaches at first light. 🐟 Even if you never pick up a rod, an early coffee at the beach during the run is one of the best shows this coast puts on. It's the season that reminds me why people put up with our paperwork in the first place.

📖 One resource, if you need it

Buying, selling, or just condo-curious? I built a free Florida Resource Guide that walks through the real paperwork — condo documents, HOA and insurance questions, seller proceeds, the whole checklist:
https://www.tiffanyinflorida.com/paradise-has-paperwork

Ready to talk it through?
📅 Make an appointment with Tiffany: https://go.tiffanyinflorida.com/book-and-appointment-locals
📱 Call or text Tiffany: 954-993-5591
✉️ Or just reach out — I answer every message myself.

Tiffany L. Arthur — REAL Estate Advisor, Real Broker LLC
DIRECT: 954.993.5591 · TiffanyInFlorida.com
Work Hard. Be Kind.