Vacant Land Hard Money in Fort Lauderdale, FL

Broward County is showing the most elevated inventory levels among our Florida markets, with 15,788 active listings producing a 105-day average days on market — the longest in our entire national data set. The median sale price of $448,250 is down 2.6% year-over-year, and the 94.9% sale-to-list ratio tells us that sellers are making meaningful concessions to move properties. This is a buyer's market by any objective measure.

The structural story is more nuanced than the headline numbers suggest. Fort Lauderdale's urban core, Weston's family neighborhoods, and the eastern coastal communities continue to attract strong demand from domestic relocators and international buyers. The correction is concentrated in the condo segment, where special assessment risk and elevated HOA fees are creating pricing pressure. For single-family home buyers, the 105-day DOM environment means there is no urgency premium — you can be selective, negotiate hard, and still lock competitive conventional financing within the $806,500 conforming ceiling.

Broward County's buyer mix is among the most diverse we encounter across all markets. Domestic relocation from New York and New Jersey, international buyers from Latin America and Europe, and South Florida move-up buyers from Miami-Dade all converge here. Non-QM and foreign national loan programs are active product categories; we see a significant volume of ITIN borrowers and non-US-citizen permanent resident applications. W-2 conventional volume is also strong from Broward's healthcare and professional services employment base.