South Florida Real Estate Update — August 19, 2025

1) Rates & Macro: where payments and sentiment sit (today/yesterday)

30-yr fixed sits ~6.60% today (Aug 19), up +0.01 pp from yesterday—still near 2025 lows, with a tight daily range the past week. Small moves, but they matter for approvals and offer power. Mortgage News Daily

Payment math that moves behavior: Even a 0.125–0.25% rate change shifts a typical payment by roughly $25–$50 per $200k financed. Buyers hovering near DTI caps lose or gain buying power on those wiggles; sellers see the buyer pool widen as rates tick down, which is why good launch timing and clean disclosures can convert “lookers” to “offers” faster. (Payment logic based on today’s 6.60% benchmark and standard P&I sensitivity.) Mortgage News Daily

Construction pulse (fresh data today):

• Single-family housing starts: +2.8% in July to 939k (SAAR).

• Total starts: +5.2% to 1.428M on stronger multifamily.

• Permits: single-family +0.5% to 870k, total −2.8% to 1.354M.

• Context: Avg 30-yr ~6.58% recent low, and >1/3 of builders cutting prices, signaling demand remains rate-sensitive even as builders keep pipelines moving. Reuters+1

Why this matters locally: “Up” single-family starts tell you builders feel reasonably confident they can move inventory; “down” total permits says they’re cautious. Translation for South Florida buyers: spec/near-complete homes can come with incentives (rate buydowns/credits) without waiting months. For sellers of existing homes, new-build incentives are your competition—beat them with turnkey condition and transparent disclosures rather than just list-price bravado. Reuters

2) Miami–Broward deal flow & demand signals (today/yesterday)

Ultra-luxury reminder: Partners on the Raleigh Miami Beach hotel/condo redevelopment have moved to sell after slow absorption and delays; the developer is contesting. Message: pricing + financing costs are decisive in the ultra-luxury tranche; velocity is not uniform across all high-end projects. The Wall Street Journal

Broward multifamily appetite: A Coconut Creek apartment community traded for ~$100M, about +42% vs. 2022 basis—evidence of durable investor demand for well-located rentals in Broward even with higher rates. Investor activity underpins neighborhood stability and services; it also sets comps for small landlords considering exits. Bisnow

Miami-Dade small-cap multifamily: A 20-unit “value-add” in North Miami closed at $3.8M—micro-scale proof of capital rotation into smaller rehabs where operators can force appreciation via renovations. Bisnow

Prestige headline today: A luxury brief pegs the most expensive U.S. ZIP code in Miami, reinforcing brand strength at the top even as individual project absorption varies. Useful for sellers calibrating pricing narratives (and for buyers gauging long-run cachet). Mansion Global

What to do with this:

• High-end sellers: Precision pricing and world-class media matter; buyers are selective.

• High-end buyers: Project-level turbulence can open negotiation windows (credits, finishes, closing timelines).

• Investors/landlords: Multifamily trades show cap-rate realism beats wishful thinking; value-add still pencils where execution is tight. Bisnow+1

3) Policy & incentives (yesterday → relevant today)

Florida’s Hometown Heroes is back (opened Aug 18): $50M statewide for 2025 (down from last cycle), up to $35,000 toward down payment/closing costs for eligible community-serving occupations. Funds are first-come, first-served and historically go fast. If a buyer qualifies, they should reserve quickly and pair assistance with float-down or temporary buydown for maximum affordability. Florida HousingMiami HeraldWJXT

4) Home & Garden / Repairs & Scheduling: coastal hazards (today/yesterday)

Hurricane Erin (NHC advisory today): Erin is offshore but “life-threatening rip currents expected along U.S. East Coast beaches.” South Florida remains in the elevated risk envelope for high surf and dangerous currents through the workweek; local statements highlight rip-current/high-surf advisories. Plan showings, roof/exterior/dock work, and insurance binds accordingly. National Hurricane CenterBocaNewsNow.comNational Weather ServiceCBS News

Practical to-dos this week:

• Inspections/repairs: Avoid peak surf windows for roof/exterior/dock contractors; reschedules cost time and money.

• Insurance: Ask your carrier about binding restrictions while a named storm is active; have wind-mit, roof age, impact openings docs ready.

• Showings: For beach-adjacent listings, set buyer expectations and prep inland alternates if lifeguards/park services restrict access. National Hurricane CenterBocaNewsNow.com

5) What to do now (Miami–Broward)

Sellers (next 30–60 days): Pre-inspection + a two-week repair sprint, then launch with comp-anchored pricing, A-level media, and tight first-weekend showings. If rates tick lower, negotiate terms (EMD strength, appraisal gap support, clean timelines) instead of only price. Mortgage News Daily

Buyers (fall closings): Budget for a ±0.25% rate band; keep pre-approval refreshed; request float-down or builder buydown options. Track spec/near-complete inventory where incentives concentrate, especially in Broward west-corridors and north-Dade. Reuters

Owners tracking value: If you’ve upgraded impact windows/doors, roof, HVAC, solar, or added SF, send details so your valuation reflects real replacement quality—important for pricing and insurance underwriting.