MIAMI — Martin County single-family home pending sales rose year as condo new listings increased, according to February 2023 statistics released today by the MIAMI Association of Realtors (MIAMI) and the Multiple Listing Service (MLS) system.
“Stuart and Martin County real estate features one of the best small towns and it’s located in one of America’s fastest growing regions,” JTHS-MIAMI President Martha Gillespie-Beeman said. “The rise in single-family home pending sales point to future sales and the increase in new listings illustrate that more supply is coming to our high-demand market.”
Martin County Single-Family Pending Sales Rise
Martin single-family pending sales increased 3.6% year-over-year, from 196 to 203. Pending sales are an indicator of future sales, but it takes up to 40 days for pending transactions to close and not all pending sales end in deals.
Showing appointments in the Southeast Florida MLS, which is owned by MIAMI REALTORS®, increased 1.6% month over month to 237,395 showings in February.
Home sales are sensitive to mortgage rate changes and homebuyers are taking advantage of any rate declines. According to Freddie Mac, the average commitment rate for a 30-year, conventional, fixed-rate mortgage 6.60% as of March 16. That’s down from 6.73% from the previous week but up from 4.16% one year ago.
Martin County February 2023 total sales decreased 20.9% year-over-year, from 258 to 204, because it’s in comparison to a historic February 2022 and the current market has lower inventory in specific price points and higher rates.
Martin existing condo sales decreased 9.8% year-over-year, from 92 in February 2022 to 83 in February 2023, due to lack of inventory and rising mortgage rates.
Single-family home sales decreased 27.1% year-over-year, from 166 in February 2022 to 121 in February 2023 because of its comparison to a historic February 2022 and the current market has lower inventory in specific price points and higher rates.
South Florida Home Prices, Household Income Rise with Wealth Migration
Martin County single-family home median prices increased 3.3% year-over-year in February 2023, increasing from $522,500 to $540,000. Existing condo median prices increased 10.3% year-over-year, from $267,500 to $295,000.
South Florida’s out-of-state homebuyers with a mortgage earn nearly $100,000 in median household income, according to research by MIAMI REALTORS® Chief Economist Gay Cororaton.
“Current economic and lending conditions are favoring regions with strong real estate market fundamentals like South Florida,” Cororaton said.
Miami and West Palm Beach rank in the top-10 in the U.S. in median homebuyer growth (2019 vs 2021). Miami median homebuyer income grew 16.9% to $104,000 in 2021, and West Palm Beach median homebuyer income is $110,000 via Redfin report.
Home prices are determined by supply and demand. Lower supply and higher demand create higher prices. Inventory for Martin single-family homes (3.3 months) and condos (3.6 months) are low. Also, one of the supports for home prices is rents and rents are up.
South Florida Real Estate’s Market Fundamentals Lead the Nation
- Martin prices keep rising unlike many other major markets and homes keep selling fast.
- South Florida is 1 of only 2 U.S. markets forecasted to see price appreciation in 2023 according to Goldman Sachs forecast.
- South Florida ranked No. 1 in the U.S. for most inbound population gains between 2019 and 2022, a 56.2% increase via United States Postal Service change-of-address data.
- South Florida out-of-state driver license exchanges remain up double digits for relocating New Yorkers, Californians, New Jerseyans and more, according to Florida Department of Highway Safety and Motor Vehicles (FLHSMV) data.
- Florida is fastest-growing state for the first time since 1957 (1,142 net new residents per day in 2022 per U.S. Census)
- Palm Beach’s percentage of cash buyers (53.4%) is significantly higher than the national average (29%).
- Florida ranked No. 1 in the U.S. in largest net gain of adjusted gross income (AGI) due to domestic migration, gaining $23.7 billion, according to most recent IRS-SOI data.
- Broward County and Miami-Dade County ranked No. 1 and No. 2, respectively, in the U.S. for $10M+ sales volume on basis of percentage change from 2019 vs 2022 via Compass
- Global companies continue relocating to Miami, such as Citadel, a multinational hedge fund that manages $57 billion in assets and is developing a $1 billion Miami office tower with plans to have 1,500 employees in 10 years.
- Miami ranked in top-20 in the U.S. for most tech job postings via CompTIA Tech Jobs Report. Tech industry offers some of the highest-paying jobs.
- About 60 companies expanded or relocated to Miami-Dade County in 2021-22, creating 8,000 new direct and indirect high-value jobs with average salary of $97,000, according to Beacon Council.
- South Florida has one of the strongest job markets in the country, with 2% unemployment– lower than the national figure.
Teleworking and Coworking
- Nicknamed the Coworking Capital of the World, Miami saw a 143% increase in demand for flexible office space in 2022 vs. pre-pandemic via The Instant Group.
- Expansion of remote work benefits Miami because if you can work wherever why wouldn’t you want to live in sunny Miami?
- South Florida is the No. 1 U.S. market for global buyers. Foreign homebuyers purchased $6.8 billion of South Florida residential properties in 2022, up 34% from $5.1 billion in 2021, according to our 2022 MIAMI REALTORS® Global Study.
Martin Active Listings Still Near Historical Lows; More Supply Needed
Total active listings at the end of February 2023 increased 188.8% year-over-year, from 285 to 823.
Inventory of single-family homes increased 189.3% year-over-year in February 2023 from 178 active listings last year to 515 last month. Condominium inventory increased 187.9% year-over-year to 308 from 107 listings during the same period in 2022.
New listings of Martin single-family homes decreased 5.3% to 216 from 228 year-over-year. New listings of condominiums decreased 1.5%, from 130 to 132 year-over-year.
Months’ supply of inventory for single-family homes increased 312.5% to 3.3 months year-over-year, which indicates a seller’s market. Inventory for existing condominiums increased 300% to 3.6 months, which also indicates a seller’s market. A balanced market between buyers and sellers offers between six- and nine-months supply.
Nationally, total housing inventory at the end of February was 980,000 units, identical to January and up 15.3% from one year ago (850,000). Unsold inventory sits at a 2.6-month supply at the current sales pace, down 10.3% from January but up from 1.7 months in February 2022.
Martin Real Estate Posts $22.9 Million Local Economic Impact in February 2023
Every time a home is sold it impacts the economy: income generated from real estate industries (commissions, fees and moving expenses), expenditures related to home purchase (furniture and remodeling expenses), multiplier of housing related expenditures (income earned as a result of a home sale is re-circulated into the economy) and new construction (additional home sales induce added home production).
The total economic impact of a typical Florida home sale is $112,500, according to NAR. Martin County sold 204 homes in February 2023 and had a local economic impact of $22.9 million.
Martin total dollar volume totaled $139 million in February 2023. Single-family home dollar volume decreased 34.6% year-over-year to $109.9 million. Condo dollar volume decreased 14.8% year-over-year to $27.4 million.
Martin Distressed Sales Remain Low, Reflecting Healthy Market
Only 0.5% of all closed residential sales in Martin were distressed last month, including REO (bank-owned properties) and short sales, compared to 0.4% in February 2022.
Short sales and REOs accounted for 0.5% and 0.5% year-over-year, respectively, of total Martin sales in February 2023.
Martin’s percentage of distressed sales are on par with the national figure. Nationally, distressed sales represented approximately 2% of sales in February, nearly identical to last month and one year ago.
Nearly 36.4% of all Florida Condo Sales Happened in South Florida in February 2023
South Florida (Miami, Broward, Palm Beach) registered 36.4% of all condo sales in Florida in January 2023. For all properties, South Florida had 20.3% of all sales in Florida.
In Florida, closed sales of single-family homes statewide totaled 18,627 in February 2023, down 21.3% year-over-year, while existing condo-townhouse sales totaled 7,665, down 30.2%. Closed sales may occur from 30- to 90-plus days after sales contracts are written.
Nationally, total existing-home sales transactions vaulted 14.5% from January to a seasonally adjusted annual rate of 4.58 million in February. Year-over-year, sales fell 22.6% (down from 5.92 million in February 2022).
The statewide median sales price for single-family existing homes was $395,000, up 2.5% from the previous year, according to data from Florida Realtors Research Department in partnership with local Realtor boards/associations. Last month’s statewide median price for condo-townhouse units was $315,000, up 8.6% over the year-ago figure. The median is the midpoint; half the homes sold for more, half for less.
Nationally, the median existing-home price for all housing types in February 2023 was $363,000, a decline of 0.2% from February 2022 ($363,700), as prices climbed in the Midwest and South yet waned in the Northeast and West. This ends a streak of 131 consecutive months of year-over-year increases, the longest on record.
Martin Real Estate Attracting Near List Price
The median percent of original list price received for single-family homes was 93.4% in February 2023, down from 100% last year. The median percent of original list price received for existing condominiums was 93.8%, down from 100% last year.
The median number of days between listing and contract dates for Martin single-family home sales was 41 days, up from 11 days last year. The median time to sale for single-family homes was 79 days, up from 51 days last year.
The median number of days between the listing date and contract date for condos was 40 days, up from 8 days. The median number of days to sale for condos was 71 days, up from 43 days.
Martin Cash Sales More than Double the National Figure
Cash sales represented 59.8% of Martin closed sales in February 2023, compared to 48.1% in February 2022. About 28% of U.S. home sales are made in cash, according to the latest NAR statistics.
Cash buyers are not deterred by rising rates. The high percentage of cash buyers reflects South Florida’s top position as the preeminent American real estate market for foreign buyers, who tend to purchase with all cash as well as some moving from more expensive U.S. markets who can buy more with their profits from real estate sales.
Cash sales accounted for 57.8% of all Martin existing condo sales and 61.2% of single-family transactions.
To access February 2023 Martin Statistical Reports, visit http://www.SFMarketIntel.com
Note: Statistics in this news release may vary depending on reporting dates. MIAMI reports exact statistics directly from its MLS system.
About the MIAMI Association of Realtors®
The MIAMI Association of Realtors (MIAMI) was chartered by the National Association of Realtors in 1920 and is celebrating 103 years of service to Realtors, the buying and selling public, and the communities in South Florida. Comprised of six organizations: MIAMI RESIDENTIAL, MIAMI COMMERCIAL; BROWARD-MIAMI, a division of MIAMI Realtors; JTHS-MIAMI, a division of MIAMI Realtors in the Jupiter-Tequesta-Hobe Sound area; MIAMI YPN, our Young Professionals Network Council; and the award-winning MIAMI Global Council. MIAMI REALTORS represents nearly 60,000 total real estate professionals in all aspects of real estate sales, marketing, and brokerage. It is the largest local Realtor association in the U.S. and has official partnerships with 242 international organizations worldwide. MIAMI has been selected to host the prestigious FIABCI World Congress on June 5-9, 2023. MIAMI’s official website is www.MiamiRealtors.com