Keys Real Estate Market Stats –

Jan 2026 vs. Jan 2025

The Season Is Here 

The first month of 2026 is officially behind us, and busy season is in full effect here in the Florida Keys. Snowbirds are back, traffic is heavier and yes, Publix is a madhouse again, which we all know is the truest indicator of peak season.

Let’s take a look at how January played out in our market.

Number of Sales

One of the biggest questions right now is whether things have slowed down. The answer? Not really.

Closed sales across the Keys are down just 0.7% compared to this time last year. That’s a tiny shift and tells us buyer demand is still very much present. Buyers are still writing offers, they’re just taking a little more time and being more selective about price and condition.

Average Sale Price

Even with a more balanced market, values are holding strong. The average sale price across the Keys is up 14.1% year over year, now at $1,199,050 compared to $1,050,668 at the same time last year. That tells us desirable properties are still commanding solid numbers.

That said, not every area and price point is moving the same way. Some segments are seeing stronger appreciation, while others are feeling more price sensitivity. Strategy matters more now than at any point in the past few years.

Sale Price vs. Original List Price

Homes are currently selling for about 88% of their original list price on average, which means buyers are negotiating roughly a 12% difference from where homes start.

That doesn’t mean every seller is giving huge discounts, it usually means some homes start overpriced and adjust later. Once a seller makes a price improvement, buyers tend to respond.

Average Price Reduction

The average price reduction across the Keys is now 3.3%, up from 2.7% at this time last year. That tells us sellers are having to fine-tune pricing a bit more than they did a year ago.

Days on Market

Homes are taking longer to go under contract, which matches the rise in inventory.

It’s currently averaging about 100 days to secure a contract. Buyers have options, and they’re using that time to compare, negotiate, and wait for the right fit.

Number of Active Listings — More Competition

Inventory continues to build. There are 2,285 active listings currently for sale across the Keys, up about 4% from 2,193 at this time last year. That means sellers are facing more competition.

More choices for buyers means pricing and first impressions matter more than ever. Homes that feel overpriced tend to sit and end up chasing the market down with price reductions.

Average List Price

The average list price has also risen year over year, which shows sellers are still confident in property values.  The current average list price is $1,826,467.  The challenge is that buyer expectations haven’t risen at the same pace, which is where negotiation is coming into play.

Pending Sales

Even with longer market times, pending sales are holding steady, up 3.7% Keys-wide, which is a really encouraging sign for what’s ahead. The contracts being written now are the closings we will see in the months to come.

So yes, things feel slower than the frenzy years, but the pipeline is still active. It is just moving at a more sustainable, normal pace.

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Amy Prumo