Hello my fellow Conchs, Freshwater Conchs, and cocktail-sipping curious minds—let’s talk real estate.
Whether you’re buying, selling, or just sipping a rum runner on your porch while browsing Zillow for fun—there’s something here for you.
Things are shifting and the deals are still out there. Whether you’re thinking about selling, shopping, or just love a little real estate gossip with your Cuban coffee—this one’s for you.
📉 What the Numbers Say (And What They Don't)
Between January and the end of June 2025:
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Sales are down 8% compared to the same time last year (233 homes vs. 253).
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Prices are up 1% per square foot ($1,009 vs. $1,003).
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Homes are sitting longer, averaging 78 days on market, up 7% from last year and a whopping 40% longer than in 2023.
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Luxury listings are gaining traction, with notable increases in sales of homes over $2M, $3M, and even $4M+.
So, yes, the market is shifting—but it’s not stalling.
🧭 What This Means if You're a Buyer
You're not alone if you're in "wait and see" mode. Stalled out interest rates and mixed signals from the media have many buyers hitting pause. But here's the deal:
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Time is back on your side. With homes sitting longer, you have more room to breathe, think, and negotiate.
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Luxury buyers are striking now. High-end properties are moving, and if you’re in the $2M+ category, you’re in good company.
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Prices haven’t dropped—but they’re not racing up either. That means less pressure and more strategy.
💡 KeyWestTed Tip: If the right home shows up, don't be afraid to act. Especially if the seller is open to a creative deal or a price conversation. And don’t forget: we’ve seen this cycle before—rates become unpredictable, demand pauses, rates start to drop, the crowd rushes in.
💬 What This Means if You're a Seller
If you’ve been reading headlines, you might be wondering: “Am I too late?”
Short answer: No.
Slightly longer answer: Not if you play smart.
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Homes are still selling—and for more money per square foot than last year.
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Buyers are picky, and concessions may be needed (think closing costs, furniture, contingencies, or repairs to seal the deal).
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Days on market are longer, but luxury is holding strong. If your home is priced right and shows well, it’ll find the right buyer.
💡 KeyWestTed Tip: Think of this as a chess game, not a sprint. Lead with confidence, but be willing to listen to the market. Creative terms and strategic pricing go a long way.
💰 What Price Ranges Are Actually Selling?
While total sales are slightly down, the luxury segment is having a moment:
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$2M–$3M homes are up 14%
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$3M–$4M homes are up 7%
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$4M+ homes are up a huge 29%
That’s a strong signal: luxury buyers are moving in while others are sitting out.
The low/middle of the market is slower—but not frozen. It just requires more strategy and less assumption.
🌴 Final Thoughts from Key West Ted
Markets like this don’t break—they build. They build smarter buyers, sharper sellers, and more creative deals. So whether you’re casually browsing Zillow or prepping your home for sale, remember:
✔️ More time means more opportunity
✔️ Prices are holding steady (and even rising slightly)
✔️ Luxury is alive and well
✔️ The second half of 2025 could bring more action once rates settle
And when you’re ready to make a move—
You Should Be Here,
🐓KeyWestTed🐓
