If you've been anywhere near the Florida housing market, you know things have been wild for the last few years. Prices shot up faster than a rocket from Cape Canaveral! But lately, the tune is changing. According to the July 2025 Insights from Cotality (formerly CoreLogic), while the national housing market is slowing its growth pace, five specific Florida housing markets have been flagged with a very high risk of experiencing a major price decline. These aren't just minor dips; the data suggests a significant vulnerability in Cape Coral, Lakeland, North Port, St. Petersburg, and West Palm Beach.

5 Florida Housing Markets At Risk of a Major Price Decline or Crash

For a long time, Florida felt like the place everyone wanted to be. People were moving here in droves, fueling incredible demand for homes. Whether it was folks looking for sunshine and retirement, or remote workers fleeing expensive northern cities, the influx was massive. This led to bidding wars, homes selling for well over asking price, and property values climbing at an unsustainable rate.

But real estate markets, just like everything else, go through cycles. What goes up this fast often faces pressure to come down, or at least cool off significantly. Based on the  data from Cotality, that rapid run-up in Florida seems to be entering a correction phase.

Nationally, home price growth has definitely pumped the brakes. The report highlights that the year-over-year price growth across the U.S. slowed to 2.0% in April 2025. That's a big drop from nearly 3% just two months prior, and it's the slowest pace since Spring 2012! Single-family detached homes are still seeing some growth (around 2.46% annually), but single-family attached homes (think condos and townhouses) actually posted their first annual decline since 2012, dropping by 0.08%.

While some parts of the country, particularly more affordable areas in the Northeast and Midwest, are still seeing solid price gains, states that saw massive booms are now starting to show cracks. The report specifically names Florida, Texas, Hawaii, and Washington D.C. as states reporting negative home price growth in April 2025. Florida's statewide average appreciation dipped to -0.8%.

Dr. Selma Hepp, Cotality's Chief Economist, points out that while the number of markets seeing declines hasn't exploded nationwide (only about 14 of the top 100 largest markets reported annual declines, up slightly from 12), the majority of these are concentrated in just two states: Florida and Texas. This tells me it's not just a random scattering of price drops; there are specific, regional factors at play in these boom states.

And guess what? Florida's median sales price, which had soared, actually dipped below the national median ($395,000) to $390,000 in April 2025. This caused Florida to drop out of the top 20 most expensive markets list. That's a significant shift and tells us the market is clearly reacting to pressures.

Why Florida is Feeling the Heat (or lack thereof)

I've watched the Florida market closely for years. It's always had unique dynamics – tied to tourism, seasonal residents, retirement flows, and more recently, the remote work trend. The speed of the price increases during the peak of the boom felt unsustainable to many of us who understand market cycles. When prices go up 30%, 40%, or even more in just a couple of years in many areas, you build in a significant amount of risk if the underlying demand drivers change or affordability gets stretched too thin.

Here's what I believe is contributing to Florida feeling this correction more acutely than many other places right now:

1. Affordability Breaking Point: Even though Florida's median price dipped, remember that prices are still drastically higher than they were pre-pandemic. Combined with higher interest rates on mortgages (which make monthly payments much larger even if the price is the same), many potential buyers are simply priced out. The data shows that nationally, an income of $87,800 is required to afford the median-priced home. In Florida, even at $390,000, that income requirement is likely similar or higher in many desirable areas.
2. Increased Inventory: As the market slows, homes sit longer. This means more houses are available for buyers to choose from – what we call increased inventory. When there are fewer buyers chasing more homes, sellers lose leverage and often have to lower their prices or offer concessions.
3. Cooling Migration/Demand: While people are still moving to Florida, the frantic pace of the last few years seems to have slowed somewhat. The remote work trend might be stabilizing, and the sheer cost of living, including rapidly rising property taxes and especially skyrocketing homeowner's insurance costs, is making some people reconsider or look elsewhere. Insurance costs, in particular, are a major factor unique to Florida that adds a significant burden to homeownership.
4. Investor Pullback: A significant portion of the Florida market involves investors, whether buying rental properties, flips, or second homes. Higher interest rates and the prospect of prices falling make these investments less attractive, potentially reducing a key source of demand.

These factors create a challenging environment, leading to the statewide negative growth seen in April 2025. But the risk isn't uniform across the state. This brings us to the markets Cotality has specifically flagged.

The Florida Housing Markets Flashing Major Price Decline Warnings

What's particularly striking about the Cotality report is their “Markets to Watch” list. Using their analysis of the top 100 largest CBSAs (Core Based Statistical Areas, which are basically major metro areas or combinations of counties), they've identified the five markets with the highest risk of price decline. And every single one of them is in Florida.

Here are the five markets Cotality flagged as having a very high risk of price decline, in order of risk level according to their data:

Risk Rank	Market Name	State
1.	Cape Coral, FL	Florida
2.	Lakeland, FL	Florida
3.	North Port, FL	Florida
4.	St. Petersburg, FL	Florida
5.	West Palm Beach, FL	Florida

Let's take a closer look at what the data tells us about these specific areas and why they might be considered high risk.

1. Cape Coral, FL

This market takes the top spot on the risk list, and it's not hard to see why when you look at the other data points. Cape Coral also appears prominently on Cotality's list of “Coolest Markets,” showing a year-over-year price decline of -6.5% in April 2025 based on their top 10 list (though the text mentions a -7% decline). The report specifically notes that prices in Cape Coral are back down to levels seen in the spring of 2022.

Looking at the price trend chart provided by Cotality, the line for Cape Coral shows a steep climb through 2021 and early 2022, peaking around mid-2022 near the $400k mark. Since then, it's shown a noticeable downward trend, fluctuating but consistently lower than its peak. By April 2025, it's hovering around the mid-$300k range.

From my perspective, Cape Coral saw explosive growth fueled by people seeking relative affordability compared to other Florida coastal areas, coupled with migration trends. This kind of rapid appreciation is often the most vulnerable when the market shifts. Add to that potential impacts from things like hurricane damage recovery (depending on the specific timing relative to the data) and soaring insurance, and you have a recipe for price pressure.

2. Lakeland, FL

Lakeland, located roughly between Tampa and Orlando in Central Florida, comes in as the second-highest risk market. The price trend line for Lakeland in the chart shows a steady, less volatile climb than some coastal areas, peaking later, around early 2024, just below the $400k mark. Since then, its line has shown a clear downward slope heading into April 2025, though it's still significantly higher than its starting point in 2021.

Lakeland also benefited greatly from the migration trend, attracting buyers looking for more affordable options within commuting distance (or remote working distance) of major hubs. It's a different profile than the coastal markets, less reliant on seasonal swings or beach appeal, but perhaps more susceptible to shifts in the general Florida economy and affordability constraints for typical homebuyers. A cooling in overall buyer demand hitting a market that saw strong, steady growth makes sense as a high-risk scenario.

3. North Port, FL

Another Southwest Florida market, North Port, ranks third for price decline risk. Like Cape Coral, North Port also appears on the “Coolest Markets” list with a -4.3% year-over-year decline in April 2025.

The price trend line for North Port in the chart shows one of the steepest ascents, particularly through 2021 and 2022, hitting a peak near the $480k mark in early 2023. It then experienced a sharp decline through mid-2023 before stabilizing and even showing a slight recovery attempt, but it still finished April 2025 well off its peak, around the $420k range.

North Port, encompassing areas like Port Charlotte and Venice, experienced tremendous demand and price surges. It's a popular spot for retirees and those seeking a slightly lower price point than Sarasota. Markets that surge this fast and then show volatility, as North Port's chart does, indicate significant price discovery is happening – sellers are having to figure out where the floor is as demand wanes. The fact that it's still considered very high risk despite some stabilization suggests ongoing headwinds.

4. St. Petersburg, FL

Moving over to the Gulf Coast across from Tampa, St. Petersburg is flagged as the fourth highest risk market. The price trend line for St. Petersburg shows a strong, consistent upward trajectory through late 2023, peaking just shy of $450k. Unlike Cape Coral or North Port, its decline appears more gradual and less steep, though still noticeable, settling around the low $400k range by April 2025.

St. Pete has been incredibly popular, transforming significantly over the past decade. Its appeal lies in its vibrant downtown, cultural scene, and proximity to beaches. While it might have a more diverse economy than some of the other flagged markets, it also saw substantial price increases, pushing affordability limits for many. Being a larger metro area, it might be more sensitive to employment trends and shifts in the buyer pool that flocked there during the boom. The risk here could stem from prices having simply gotten too high relative to local incomes and the broader market slowdown finally catching up.

5. West Palm Beach, FL

Rounding out the list at number five is West Palm Beach, on Florida's Atlantic Coast. The price trend line for West Palm Beach is perhaps the most volatile of the five, showing sharp increases, dips, a strong recovery into 2024 (peaking near $480k), and then a noticeable decline into April 2025, finishing near the $420k mark. This kind of up-and-down movement can indicate a market trying to find stable ground.

Palm Beach County is known for being relatively expensive, but West Palm Beach proper and surrounding areas saw increased interest from buyers seeking alternatives to even pricier locations further south in Broward and Miami-Dade. Like St. Pete, its appeal is broad, but the price surge was significant. The volatility in its price chart suggests a market where buyers and sellers have very different ideas about value right now, increasing the likelihood of prices having to adjust downward to meet the current reality of reduced demand and higher costs of ownership (mortgage, insurance, taxes).

Connecting the Dots: Why THESE Florida Markets?

While the Cotality report flags these five specifically, it doesn't detail why each one made the list beyond the data showing their price trends and risk factors. But based on my understanding of the Florida market and general real estate principles, it makes sense that areas which experienced the most rapid, perhaps speculative, price appreciation are now the most vulnerable.

Think of it like stretching a rubber band. The further you stretch it, the more force is pulling it back. These markets likely saw that rubber band stretched further than others. Factors like:

• An exceptionally high influx of out-of-state buyers or investors.
• Prices reaching levels that are far beyond what typical local wages can support.
• Increased inventory hitting the market as demand cools.
• Unique local pressures, such as insurance costs in coastal areas, becoming prohibitive.

These combined factors create a situation where sellers who need to sell are forced to lower prices significantly to find a buyer, dragging down the overall market value in that area.

It's important to remember that a “very high risk” of price decline doesn't guarantee a crash, but it certainly means conditions are ripe for prices to fall noticeably from their peaks. It indicates significant headwinds for price stability in these specific locations.

What Does This Mean for You?

If you are a buyer, seller, or homeowner in one of these five markets (or even just in Florida), this data is crucial.

• For Buyers: This could present opportunities, but caution is key. Don't assume prices will simply drop to pre-pandemic levels overnight. Do your homework on specific neighborhoods, understand local inventory, and factor in the total cost of ownership (including those high insurance premiums!). Being patient and negotiating is likely smart strategy.
• For Sellers: If you're in one of these high-risk markets, you absolutely must price your home correctly from the start based on current market conditions, not based on what your neighbor's house sold for a year or two ago. Be prepared for fewer offers, longer time on the market, and potentially needing to negotiate on price or offer concessions. The days of putting a sign in the yard and picking among multiple cash offers seem to be firmly in the rearview mirror in these areas.
• For Homeowners (not selling): This data highlights a potential decrease in your home's market value from its peak. This is often called a “paper loss” if you don't plan to sell, but it's still something to be aware of, especially if you have a variable-rate mortgage or HELOC tied to your home's value. It also reinforces the point about needing to budget for rising expenses like insurance and taxes, which can make staying in your home more expensive even if its market value softens.

It's worth noting that Cotality's national forecast for the year ahead (April 2025 – April 2026) actually projects a 4.3% increase in home prices nationally. This might seem contradictory to the Florida risk, but it reinforces the idea that real estate is incredibly local. The national average is boosted by markets that didn't see the same kind of extreme run-up as Florida, or where supply/demand dynamics are different. These five Florida markets are outliers facing unique challenges.

Dr. Hepp's comment about potentially improved optimism nationally due to factors like tariffs, recession fears lessening, and more supply is a positive sign overall, but it doesn't erase the specific vulnerabilities created by the rapid boom-and-cool cycle happening in parts of Florida.

Looking Ahead

The path forward for these five Florida markets will depend on a mix of factors. Will migration continue at a pace that absorbs the available inventory? Will insurance costs stabilize or continue to rise? What happens with interest rates? Will local job markets remain strong?

My personal take is that a period of price correction, or at least stagnation, is likely necessary and even healthy for markets that appreciated so dramatically. It helps bring prices back closer to alignment with what local residents can afford over the long term. The key is whether these corrections are gradual adjustments or more rapid declines. Cotality flagging these markets as “very high risk” suggests they lean towards the latter possibility.

Keeping an eye on future data releases from sources like Cotality will be essential to see how these markets perform in the coming months. For now, the warning flags are up, pointing squarely at Cape Coral, Lakeland, North Port, St. Petersburg, and West Palm Beach as areas facing significant headwinds in the Florida housing market.

Thinking about buying or selling a home in Florida? It's crucial to stay informed about the latest market trends. In May 2025, certain areas experienced noticeable dips in median sale prices. This article dives into the Florida housing markets facing the steepest drops in home prices, based on the latest data from Florida Realtors.

Based on year-over-year percentage change in median sale price as of May 2025, those markets were the Naples-Immokalee-Marco Island MSA, Punta Gorda MSA, The Villages MSA, Sebastian-Vero Beach MSA, North Port-Sarasota-Bradenton MSA, Cape Coral-Fort Myers MSA and Tallahassee MSA.

Let's face it, the real estate market is a constantly shifting tide. One day, your home's value might be up, the next, not so much. What was once a seller's dream can quickly become a buyer's paradise, and vice versa. Right now, Florida is somewhere in the middle, trying to find its balance.

According to Florida Realtors President Tim Weisheyer, “Florida’s housing market is finding its balance, and that’s good for buyers and sellers alike.”

However, some areas are feeling the pinch of price drops more than others. This doesn't necessarily mean these are bad places to live, but it's something to consider if you're looking to buy or sell in these regions. As an expert in the field, I will walk you through these markets and explain what these trends could mean for you.

The Big Picture: Florida's Housing Market in May 2025

Before we zoom in on the specific areas, let's take a look at the overall state of Florida's housing market in May 2025:

• Closed Sales: Down 5.7% for single-family homes and 19.9% for condo-townhouses, year-over-year.
• Median Sales Price: Single-family homes were at $415,000, a decrease of 2.7% from the previous year. Condo-townhouses showed at $310,000, a sharper decrease of 6.1%.
• Inventory: Active listings increased significantly, up 28.8% for both property types.

As you can see, inventory went up from last year, closed sales were down and prices saw a small decline. This suggests a shift towards a more balanced market, where buyers have more choices and sellers might need to be more competitive. We are seeing a move away from the intense demand seen in the post-pandemic years. The good news? Prices are still considerably higher than they were in 2020.

Worst Florida Housing Markets Facing Steepest Price Declines in 2025

Now, let's explore the specific metropolitan areas experiencing the most significant price reductions. Below's a table summarizing these market's data.

Metropolitan Area	Y/Y % Change in Median Sale Price (May 2025)	Median Sale Price (May 2025)	Y/Y % Change in Closed Sales (May 2025)
Naples-Immokalee-Marco Island MSA	-19.2%	$767,800	-15.3%
Punta Gorda MSA	-14.5%	$325,000	1.7%
The Villages MSA	-11.3%	$347,000	23.8%
Sebastian-Vero Beach MSA	-10.2%	$386,190	-6.8%
North Port-Sarasota-Bradenton MSA	-9.9%	$475,000	-4.7%
Cape Coral-Fort Myers MSA	-9.6%	$375,000	-1.6%
Tallahassee MSA	-5.2%	$340,000	-8.8%

Let's go through each one:

1. Naples-Immokalee-Marco Island MSA (Collier County)

• Price Drop: A significant 19.2% decrease in median sale price.
• Median Sales Price: $767,800 in May 2025.
• Closed Sales: Down 15.3% year-over-year.

Naples, often associated with luxury real estate, is experiencing a considerable correction. This could be due to factors like overvaluation during the peak of the pandemic or a shift in buyer preferences. What does this mean? High-end buyers might find some deals here, while sellers may need to adjust their expectations.

Looking at this market, I think it's likely that the luxury segment, which saw unprecedented growth in recent years, is now normalizing. The drop in closed sales supports the idea that buyers are being more selective.

2. Punta Gorda MSA (Charlotte County)

• Price Drop: A substantial 14.5% decrease in median sale price.
• Median Sales Price: $325,000 in May 2025.
• Closed Sales: Up 1.7% year-over-year.

Punta Gorda presents a mixed picture. While prices fell significantly, closed sales actually increased slightly. This could indicate that lower prices are attracting buyers, yet there is still some demand. As a homeowner, you may need to get ahead of other houses. By offering incentives to buyers can get their interst in your offer.

The disconnect between price declines and sales increases intrigues me. It suggests a market where affordability is becoming a key driver. Buyers who were previously priced out might now find opportunities in Punta Gorda.

3. The Villages MSA (Sumter County)

• Price Drop: A notable 11.3% decrease in median sale price.
• Median Sales Price: $347,000 in May 2025.
• Closed Sales: Up a substantial 23.8% year-over-year.

The Villages, known as a popular retirement community, shows a similar pattern to Punta Gorda. Despite a significant price drop, closed sales are up dramatically. The increased sales activity might be due to increased marketing efforts to attract new seniors to the area from outside of Florida as well as lower costs enabling more purchases.

I believe The Villages' unique demographic could be influencing this trend. It's possible that retirees are still drawn to the area, and the price adjustments are making homes more accessible.

4. Sebastian-Vero Beach MSA (Indian River County)

• Price Drop: A considerable 10.2% decrease in median sale price.
• Median Sales Price: $386,190 in May 2025.
• Closed Sales: Down 6.8% year-over-year.

Sebastian-Vero Beach is seeing a drop in both prices and closed sales. This could suggest a slowdown in demand and increased inventory affecting prices.

With both prices and sales declining, this market seems to be facing some headwinds. It may be that buyers are holding back, anticipating further price reductions.

5. North Port-Sarasota-Bradenton MSA (Manatee and Sarasota Counties)

• Price Drop: A significant 9.9% decrease in median sale price.
• Median Sales Price: $475,000 in May 2025.
• Closed Sales: Down 4.7% year-over-year.

This region, with its beautiful beaches and growing population, is also experiencing price corrections and falling closed sales with no change in those trends.

I believe the higher median price point in this area might be a factor. It may be becoming less affordable for some buyers, leading to decreased demand and price adjustments.

6. Cape Coral-Fort Myers MSA (Lee County)

• Price Drop: A noticeable 9.6% decrease in median sale price.
• Median Sales Price: $375,000 in May 2025.
• Closed Sales: Down 1.6% year-over-year.

Cape Coral and Fort Myers, still recovering from Hurricane Ian, may be seeing price adjustments due to the ongoing rebuilding efforts and insurance challenges.

The hurricane's impact likely plays a significant role in this market. The recovery process can be slow and complex, potentially affecting property values in the short term.

7. Tallahassee MSA (Gadsden, Jefferson, Leon, and Wakulla counties)

• Price Drop: A more moderate 5.2% decrease in median sale price.
• Median Sales Price: $340,000 in May 2025.
• Closed Sales: Down 8.8% year-over-year.

Tallahassee, the state capital, is experiencing a gentler price decline compared to the coastal regions. This could be due to its more stable economy and less reliance on tourism-driven real estate.

Tallahassee's relative stability might be due to its employment base, which includes government, education, and healthcare sectors. These sectors tend to be less volatile than those heavily dependent on tourism or seasonal residents.

Key Takeaways and My Opinion

So, what does all this mean for you, the potential buyer or seller?

• For Buyers: This could be the window if your buying. These areas are looking more affordable and you may find better deals. However, do your due diligence! Research market conditions and look forward instead of looking to the past.
• For Sellers: Be realistic about pricing. The days of easy profits might be over, which could be why closed sales are down so much over the past year. Work with a real estate agent to give the consumer good reasons to buy your real estate. Make sure yours is better than the competition.

As an investor in the real estate field, I always caution against making broad generalizations. Real estate is hyperlocal. Just because one neighborhood is down doesn't mean another neighborhood next to it is in the same condition.

Looking at the overall market, I believe Florida is transitioning from a period of hyper-growth to a more sustainable pace. The increased inventory is a good sign, giving buyers more choices. It's a far cry from the frenzy that we saw a couple of years ago.

Keep in mind that these trends are based on a snapshot in time. The market can change quickly. Stay informed, work with qualified professionals, and make decisions that align with your personal financial goals.

The Florida sun might be shining, but beneath that warm glow, the housing market tells a complex story. If you've been watching the news, you might have heard whispers of a slowdown, a “balancing act,” or even some price drops. As someone deeply invested in understanding these market shifts, I've spent a lot of time poring over the latest data, looking for the real pulse of Florida's communities.

And when we talk about the housing markets in Florida, which are currently much worse than Cape Coral, let me tell you, it's not as simple as it seems, but yes, for single-family homes in May 2025, some specific metropolitan areas are indeed showing more significant signs of market cooling or price depreciation than Cape Coral.

What do I mean by “worse”? I'm looking at where median home prices are falling faster, or closed sales are declining more sharply, signaling a softer market for sellers and perhaps more opportunities for buyers. It's about spotting the areas where the market correction is hitting harder.

Florida Housing Markets Facing Worse Potential Crash Than Cape Coral

The Big Picture: Florida's Real Estate in Flow

Florida's real estate market is always buzzing, a hot spot for relocation, investment, and retirement. But even the Sunshine State isn't immune to national trends like higher interest rates and a general cooldown after years of dizzying growth. Tim Weisheyer, the 2025 Florida Realtors President, hit it right on the head when he said, “Florida's housing market is finding its balance, and that's good for buyers and sellers alike.” This isn't a crash, but a shift.

From what I've observed, and the data backs this up, we're seeing more homes for sale, which is great news for buyers who felt like they were in a fierce bidding war just a year or two ago. This increase in inventory, coupled with buyers adjusting to higher borrowing costs, means sellers need to be more strategic with their pricing.

Looking at the statewide figures for single-family homes in May 2025:

• Closed Sales: Down 5.7% from last year, totaling 24,756.
• Median Sale Price: $415,000, a 2.7% drop from a year ago.

Dr. Brad O'Connor, the Chief Economist for Florida Realtors, pointed out that this is the third month in a row of year-over-year price drops statewide for single-family homes. However, he's quick to remind us that prices are still a hefty 54% above where they were in 2020. This context is vital – it's a recalibration, not a collapse. It's a return to something more “normal” after a period that was anything but.

Understanding Cape Coral's Market – A Benchmark

Let's zoom in on Cape Coral-Fort Myers MSA, which serves as our benchmark for this discussion. This area, particularly Lee County, saw immense growth and certainly its share of challenges, especially after Hurricane Ian. When I look at the numbers for single-family homes in Cape Coral-Fort Myers MSA for May 2025, here's what stands out:

• Closed Sales: 1,443, a slight 1.6% decrease from the previous year. This is a pretty moderate dip, suggesting demand is still present.
• Median Sale Price: $375,000, a more notable 9.6% decline year-over-year.

From my perspective, this price correction in Cape Coral makes sense. It experienced a massive surge in prices post-pandemic and then dealt with the complexities of hurricane recovery. While recovery brings investment, it also brings unique challenges that can temporarily cool the market. A nearly 10% price drop sounds significant, but remember, this area's median price was likely inflated in recent years, making this more of a return to reality than a deep plunge. Buyers now have a bit more room to negotiate, and sellers are adapting.

So, the question remains: are there other areas in Florida where the single-family home market is feeling an even greater squeeze than Cape Coral's notable 9.6% price correction? The answer is yes, and let's explore which ones and why.

The 4 Housing Markets in Florida Currently Worse Than Cape Coral

When I analyzed the statewide data for May 2025, focusing on single-family homes, I looked for metropolitan areas that showed more aggressive year-over-year declines in median sale prices or a combination of significant price and sales drops compared to Cape Coral-Fort Myers MSA's -9.6% price change and -1.6% sales change.

Here's what I found, with four specific MSAs standing out:

1. Naples-Immokalee-Marco Island MSA

• May 2025 Single-Family Home Data:
  • Closed Sales: Down 15.3% year-over-year.
  • Median Sale Price: $767,800, a sharp 19.2% decrease year-over-year.

In my view, Naples stands out as a prime example of a market currently experiencing a greater downturn than Cape Coral. Why is this median price drop so much more severe here? Naples is known for its luxury and high-end properties. These segments of the market can be more sensitive to economic shifts, particularly rising interest rates and stock market volatility, which impact wealthier buyers. When the cost of borrowing goes up, or investments dip, ultra-luxury buyers might pause, leading to fewer sales and more pressure on sellers to lower prices. The sheer value of these homes means even a percentage drop translates to a large dollar amount, which can feel more impactful.

2. Punta Gorda MSA

• May 2025 Single-Family Home Data:
  • Closed Sales: Up 1.7% year-over-year.
  • Median Sale Price: $325,000, a significant 14.5% decrease year-over-year.

Punta Gorda's numbers present an interesting puzzle. While closed sales actually increased – suggesting continued buyer interest – the median sale price dropped by a substantial 14.5%. This is a larger price erosion than Cape Coral's. My take on this is twofold: First, like Cape Coral, Punta Gorda was heavily impacted by Hurricane Ian, and the post-hurricane market dynamics, including insurance costs and recovery efforts, are likely influencing buyer behavior and valuations. Second, it's possible that a higher proportion of sales at lower price points or properties needing more work are driving down the median, or sellers who held on to highly appreciated properties are now more motivated to adjust to current market conditions. It's a signal that while homes are selling, the perceived value of those homes has softened considerably.

3. Sebastian-Vero Beach MSA

• May 2025 Single-Family Home Data:
  • Closed Sales: Down 6.8% year-over-year.
  • Median Sale Price: $386,190, a 10.2% decrease year-over-year.

Sebastian-Vero Beach, a coastal region, also shows a steeper decline in median price than Cape Coral, alongside a larger drop in sales. This combination suggests a more pervasive cooling. Areas along the coast often attract second-home buyers and retirees, who might be more discretionary in their purchases. Higher insurance premiums, a concern across all of Florida, could be particularly impactful in coastal areas like this, adding to the overall cost of homeownership and potentially dampening buyer enthusiasm, leading to price concessions. The 10.2% price drop indicates sellers are adapting to a clearer buyer's market here.

4. North Port-Sarasota-Bradenton MSA

• May 2025 Single-Family Home Data:
  • Closed Sales: Down 4.7% year-over-year.
  • Median Sale Price: $475,000, a 9.9% decrease year-over-year.

While the price drop here is only slightly worse than Cape Coral's (-9.9% vs. -9.6%), the sales decline is significantly greater (-4.7% vs. -1.6%). The North Port-Sarasota-Bradenton area has been a magnet for new residents, especially during the pandemic boom. Such rapid growth often leads to prices that outpace fundamental value, creating conditions ripe for a correction when demand cools. This area saw massive appreciation, and now, with higher interest rates and increased inventory, the market is finding its new equilibrium. The combined effect of dropping sales and prices signifies a more challenging environment for sellers compared to Cape Coral.

Here’s a quick comparison highlighting the May 2025 single-family home performance:

MSA	Median Sale Price (May 2025)	Y/Y % Chg Price	Closed Sales (May 2025)	Y/Y % Chg Sales
Cape Coral-Fort Myers MSA (Benchmark)	$375,000	-9.6%	1,443	-1.6%
Naples-Immokalee-Marco Island MSA	$767,800	-19.2%	431	-15.3%
Punta Gorda MSA	$325,000	-14.5%	536	+1.7%
Sebastian-Vero Beach MSA	$386,190	-10.2%	273	-6.8%
North Port-Sarasota-Bradenton MSA	$475,000	-9.9%	1,574	-4.7%

Data from Florida Realtors®, May 2025 Single-Family Home Market Activity.

Market Nuances: Why Some Areas Experience Sharper Shifts

Beyond the specific numbers, I think it's crucial to understand the underlying currents affecting these markets. Why are some areas seeing sharper adjustments than others?

• Luxury Market Sensitivity: Areas with a higher concentration of luxury homes (like Naples) are often the first to feel the effects of economic shifts. When interest rates rise, even wealthy buyers feel it or choose to invest their capital elsewhere temporarily.
• Post-Hurricane Recovery Paths: While all of Florida contends with hurricane season, areas hit directly by formidable storms can see diverse recovery patterns. Insurance costs rise, availability of skilled labor for repairs can be tight, and buyer perceptions can shift. The markets recovering from Hurricane Ian are still finding their footing. From my experience, some areas bounce back quicker due to strong local economies or higher investment, while others might lag.
• Prior Price Appreciation: Markets that saw the most aggressive price increases during the peak of the boom are often facing a more significant correction. It's simply mathematics; the higher the run-up, the more room there is for prices to come down without necessarily reflecting a “crash” but rather a return to a more sustainable level.
• Inventory Ratios: Dr. O'Connor mentioned that Florida's inventory levels for both single-family homes (5.6 months' supply) and condo-townhouses (10.3 months' supply) are back to pre-2020 levels. A higher supply, especially when combined with lower demand, puts downward pressure on prices. If an area has a particularly high number of homes for sale relative to buyer interest, that market will soften more quickly.

It's also worth noting that the condo and townhouse market statewide is experiencing even more pronounced price erosion, with average median prices for these units being down 6.1% year-over-year. This has been a longer trend, starting in July of last year. While my focus here is single-family homes, it's a good reminder that different property types react differently to market pressures.

“Worse” Doesn't Always Mean “Bad”

For current homeowners, seeing price declines can be concerning. But as a professional in this field, I always emphasize perspective. A market correction isn't a disaster, especially in Florida, which remains a highly desirable place to live. Today's market is nothing like the Great Financial Crisis; inventory levels are still well below 2008 figures.

For potential buyers, especially those who were priced out during the frenzied years, these shifts represent opportunity. More inventory means more choices, less competition, and hopefully, more reasonable prices. This “balancing act” is exactly what a healthy market needs to prevent unsustainable bubbles.

My advice to anyone navigating these markets is simple: local expertise matters more now than ever. A good Realtor isn't just about unlocking doors; they're about explaining the hyper-local nuances of your specific neighborhood, the current insurance climate, and effective pricing strategies. In these evolving times, preparation and expert guidance truly make all the difference.

The Road Ahead

Florida's housing market is resilient. It's adjusting, not collapsing. While some areas, like those we've discussed – Naples, Punta Gorda, Sebastian-Vero Beach, and North Port-Sarasota-Bradenton – are experiencing greater price and sales adjustments than Cape Coral, these are generally healthy corrections after a period of intense growth. They reflect a market maturing and finding a new, more sustainable pace. Whether you're buying or selling, understanding these localized trends is key to making informed decisions in Florida's dynamic real estate world.

In 2025, the savvy investor is looking at Florida real estate not just for its sunshine and beaches, but for a unique opportunity that many are overlooking: the chance to acquire high-quality, newly constructed investment properties at favorable prices with strong rental demand. Forget the doomsayers and outdated headlines; Florida is poised for continued long-term growth, and the current market conditions present a golden moment for those who understand where to look and what to build.

I've been following the Florida real estate market closely for years, observing its cycles and shifts. What strikes me now, as we move through 2025, is that the noise surrounding past market fluctuations has created a perception gap. Many are still reacting to news from 2022 or even earlier, missing the critical developments that are making this the ideal time to enter or expand their portfolio in the Sunshine State.

Florida Real Estate: The Hidden Opportunity Amid Market Crash Concerns

Understanding the Florida Real Estate Shift: Beyond the Headlines

It’s easy to get caught up in the sensationalism of real estate news. Just recently, I saw an article painting a bleak picture of Florida’s housing market, echoing sentiments that have been around for a while. But in my experience, this narrative is outdated. Florida has always been a dynamic market, experiencing booms and corrections, but its underlying fundamentals – population growth, a favorable business climate, and a desirable lifestyle – remain incredibly strong.

The days of irrational exuberance and rapid price hikes seen during the pandemic are behind us. Interest rates have adjusted, and the market has naturally recalibrated. While some segments of the market, particularly single-family homes, may have seen a dip in prices (estimates suggest around 10-20% from their peak for certain types of investor-grade properties), this correction is precisely what savvy investors are looking for. It’s a chance to buy into a market with proven long-term appreciation potential.

Key Market Dynamics to Consider:

• Population Growth: Florida continues to attract new residents, consistently ranking as one of the fastest-growing states in the U.S. This ongoing influx of people directly translates to sustained rental demand.
• Economic Climate: The state’s business-friendly policies and lack of state income tax remain significant draws for both individuals and companies, reinforcing its economic stability.
• Correction, Not Collapse: The market has indeed corrected from its overheated highs. However, this is a sign of a healthier, more sustainable market, not a collapse. For those building a long-term portfolio, these moments are opportunities.

The Undervalued Asset: New Construction Built for Investors

This is where the real opportunity lies for 2025 – new construction built with an investor’s mindset. I’ve seen firsthand the difference between properties built for quick resale and those designed for long-term holding. My own investment philosophy, and that of the successful firms I connect with, centers on building assets that will appreciate, generate consistent rental income, and require minimal hassle.

This is precisely what’s happening in the Southwest Florida region, stretching from Naples up to Sarasota. The focus here is on creating something that lasts, something that attracts quality tenants, and something that withstands the elements.

Why New Construction is Key:

• Durability and Low Maintenance: Properties are being built with materials and techniques designed to last. Think concrete block construction, hurricane impact windows (a game-changer for absent owners), and Luxury Vinyl Plank (LVP) flooring. These features significantly reduce maintenance costs and tenant headaches.
• Strategic Design: Innovations like placing HVAC air handlers inside the conditioned space, rather than in hot garages, extend the life of these critical systems. Details like ensuring a rain and ice underlayment beneath roofs mean that even if shingles are compromised during a storm, water ingress is minimized. These are the kinds of thoughtful touches that matter when holding property for decades.
• Modern Appeal: Features like shaker cabinets and quartz countertops provide a modern, desirable aesthetic that appeals to renters, translating to better occupancy rates and potentially higher rental income.

The Rental Demand: Stronger Than You Think, Especially for Quality

The narrative that rental demand in Florida has evaporated is simply not true. While there might have been a period where some property managers pushed rents too high, leading to longer vacancy periods, the market is rebalancing. What I’m seeing is a flight to quality. Tenants, when given the choice, gravitate towards newer, well-maintained properties.

Furthermore, there’s an innovative approach in some parts of Florida that’s significantly boosting returns: renting by the room. This strategy takes a standard duplex or even a single-family home and maximizes its income potential. Instead of collecting one lump sum for the entire property, units are rented to multiple individuals, each on an annual lease.

The Power of Rent by the Room:

• Enhanced Cash Flow: For a typical duplex, market rent might be around $1,900 per month. With a rent-by-the-room strategy, where each room rents for approximately $900, a duplex can generate upwards of $5,400 per month. After accounting for utilities and some property management, this is a substantial increase in net cash flow, potentially boosting returns by 10-13% or more annually.
• Guaranteed Income: Often, these programs are backed by agencies that guarantee full rental income and handle the complexities of managing multiple tenants. This translates to a more passive investment experience for the owner.
• Resilience: Even if the rent-by-the-room programs were to scale back, the property still commands strong market rents. This provides a built-in safety net, ensuring that the investment remains profitable under standard rental agreements. A duplex still fetches around $1,900-$2,100 in market rents in key areas, providing a solid 8% return before considering appreciation.

Tackling a Major Hurdle: Insurance Costs Demystified

One of the most talked-about concerns in Florida real estate is insurance. Many assume it’s prohibitively expensive, driving investors away. However, this is another area where the perception is often misaligned with reality, especially for new construction.

In my interactions with industry professionals, a common point of confusion exists. For new, well-built properties, insurance has arguably never been cheaper relative to rental income. While the absolute dollar amount might seem higher than in other states, when you compare it to the rental income and the robust building codes in Florida, the cost-effectiveness becomes clear.

• Replacement Cost Estimates: Builders who focus on investor product often have precise replacement cost estimates for their properties. This data is crucial for negotiating with insurance companies. In Florida, the cost of rebuilding has actually decreased on average over the past year due to efficiency and builder expertise.
• Reduced Premiums for New Construction: Properties built to current Florida building codes, including impact windows and enhanced roofing, are often rewarded with lower insurance premiums. This is a stark contrast to older properties that may require costly retrofitting or face higher risk assessments.
• Avoiding Flood Zones: A critical strategy is to focus on properties outside of flood zones. Flood insurance can be a significant expense, and by selecting higher ground or working with builders who navigate the process of getting properties out of flood zones, investors can avoid this cost entirely.

The Financial Opportunity: Rates, Returns, and Long-Term Wealth

The current financial climate presents a compelling case for Florida real estate. We're seeing lenders offering attractive rates, with 30-year fixed DSCR loans available in the mid-6% range. When combined with the strong rental income potential, both through traditional leases and innovative rent-by-the-room models, the returns are highly attractive.

• Attractive Interest Rates: Access to 30-year fixed-rate financing at competitive rates significantly enhances cash flow and predictability for investors.
• High ROI Potential: The rent-by-the-room strategy, in particular, can yield annual returns in the 13-14% range, a figure that is hard to match in other markets or asset classes, especially with the added benefit of new construction. Even traditional leases on quality new builds offer robust returns, often in the 8% range, which is a strong performance in today's market.
• Long-Term Appreciation: Beyond immediate cash flow, Florida’s consistent population growth and economic development trajectory suggest strong potential for long-term property appreciation. This is not about quick flips; it's about building generational wealth.

Comparing Florida to Other Markets:

I’ve looked at markets across the country, including Texas. While Texas also has strong growth, its high property taxes (often around 2% annually) can significantly eat into rental income, making it difficult to achieve the same level of cash-on-cash return that Florida offers, particularly when comparing a new duplex in Florida to a similar property in Texas. Florida’s lack of state income tax, coupled with more manageable property taxes (especially when spread across higher rental income), creates a far more lucrative environment for long-term buy-and-hold investors.

Why This Opportunity is Being Missed

The reason this Florida real estate opportunity is overlooked in 2025 boils down to a few key factors:

1. Outdated Information: Media cycles are fast, but the real estate market’s recovery and evolution can outpace headlines. Those still focused on past downturns are missing the current reality.
2. Fear of Florida’s Risks: Concerns about hurricanes or past builder issues deter some. However, focusing on new construction built to withstand these risks, and working with reputable, vertically integrated firms, mitigates these concerns significantly.
3. Complacency or Lack of Due Diligence: Many investors stick to what they know or fail to perform the deep due diligence required to identify the quality opportunities within a seemingly complex market.

My Personal Take and Call to Action

As someone who has invested in real estate for years, and who believes in creating assets that stand the test of time, I find the current Florida market incredibly compelling. The combination of strong fundamentals, a correction that has made prices more accessible, and innovative approaches to maximizing rental income through quality new construction creates a powerful synergy.

This isn’t about chasing a trend; it’s about understanding the fundamental drivers of a market and capitalizing on them during opportune moments. The people who built their wealth in real estate often did so by being contrarian, by buying when others were fearful, and by focusing on long-term value. That’s precisely what Southwest Florida offers right now.

If you’re looking to build real, sustainable wealth through real estate, 2025 is the year to seriously consider Florida. Don’t let outdated information or fear hold you back from an opportunity that is largely being missed. Connect with reputable teams that understand the market, focus on quality new construction, and can guide you through the process. This is how you position yourself for success in the long run.