The latest numbers show slower sales, higher inventory, steady prices, and changing conditions across the region.

The second quarter of 2025 brought clear changes to the Southeast Florida housing market, and the numbers tell a clear story. Sales slowed, more homes came on the market, and properties are taking longer to sell.

In this update, I will focus on Miami-Dade County, Broward County, Palm Beach County, and the surrounding markets of Martin County and St. Lucie County. These areas are seeing both challenges and opportunities that are shaping decisions for buyers and sellers this year. Here's everything you need to know:

Closed sales take a dip. Closed sales were down 13.4% compared to the same period in 2024. Pending sales also declined, dropping 12.6% year over year. While the broader market slowed, our team had a strong quarter, helping 100 buyers and sellers go under contract from April through June. This was nearly a 10% increase for us compared to last year, even as the overall market saw fewer pending sales.

Active inventory rises. Active inventory rose sharply, up almost 30% compared to 2024. Despite this, the median sales price held steady, showing no significant change. Homes are taking longer to sell, with the average days on market across the MLS increasing by 38%. Our team’s average remains well below this figure. These conditions highlight the importance of working with someone who has strong marketing strategies, negotiation skills, and the ability to keep transactions moving forward.

Buyers have more options. Months’ supply of inventory increased by 46%, which means buyers have more options. On the positive side, interest rates have dropped to the mid-6% range after being in the 7% range earlier. This decrease has brought more buyers into the market and increased showing activity.

The market has slowed, creating a more balanced environment for both buyers and sellers, while our team's performance continues to improve. If you are thinking about buying or selling, now is a great time to take the next step. Call us at (561) 220-2052 or send an email to info@tricoliteam.com to get the latest market insights and expert guidance tailored to your goals. We're here to help you navigate the market!

Start by checking your property assessment for errors such as incorrect square footage or outdated renovation records—small mistakes like these can raise your taxes.

With home values rising, many homeowners are shocked by higher property tax assessments—but that doesn’t mean you have to accept them. If you believe your home has been overvalued, you have the right to challenge your tax bill. In this guide, I’ll walk you through how to protest your property taxes step by step.

Step 1: Understand your property assessment. Assessments are based on your property's market value. This is determined by local tax authorities and is based on market conditions, recent sales, and property details. So, before you take action, review your property assessment carefully. Look for discrepancies in property details, such as square footage or the number of rooms, which could affect your property's valuation. ​Look for errors such as:

• Incorrect square footage
• Extra bedrooms or bathrooms that don’t exist
• Misclassified property type
• Outdated renovations that impact value

Even small discrepancies can affect your property’s valuation and your tax obligation. If you spot mistakes, you already have a solid reason to challenge your tax bill. Remember: Inaccuracies here can be grounds for a protest.

"If your protest is successful, you could see hundreds—or even thousands of dollars in tax savings."

Step 2: Gather evidence to support your case. You need to arm yourself with evidence to support your claim and research recent sales of comparable properties in your area. Additionally, consider any factors that might negatively impact your property's value, such as needed repairs or nearby nuisances. Document these issues thoroughly. To successfully protest your property taxes, you need strong supporting evidence. This includes:

• Comparable sales. Research homes similar to yours that have sold for less than your assessed value. This proves that your assessment is too high.
• Property defects. If your home needs major repairs, document them with photos, contractor estimates, or inspection reports. A home requiring work is often worth less than its tax assessment.
• Market trends. If real estate prices in your area have declined, use recent market data to justify a lower tax valuation.

Gathering this data gives you a stronger case when submitting your appeal. If similar homes have sold for less than your assessed value, this data can strengthen your case.

Step 3: File your property tax protest properly. Finally, you need to adhere to your local jurisdiction's protest procedures. Deadlines and requirements vary by location, so it's vital to be informed. Ensure that you file a written protest with the County Board of Equalization on or before the deadline in your area and submit all necessary forms and documentation within the specified timeframe to avoid dismissal of your protest. Every city and county has different deadlines and requirements for filing a property tax appeal, so check with your local tax office. To simplify things, here are the key steps you should take when filing your tax protest:

• Find your deadline. Most areas require property tax protests to be filed within 30-60 days of receiving your assessment.
• Submit a formal appeal. This usually involves filling out a protest form and attaching your supporting evidence.
• Attend a hearing if necessary. Some cases may require you to present your case in front of a review board. Be prepared to explain why your home is over-assessed.

If your protest is successful, you could see hundreds—or even thousands of dollars in tax savings.

Is it really worth protesting your property taxes? If your property tax bill seems too high, don’t just assume it’s correct. Review your assessment, gather evidence, and file an appeal if needed. Many homeowners see success in getting their taxes reduced—but you must take action to make it happen. Do you need help navigating the process? I’m here to guide you through it. Contact me today by phone or email. I look forward to hearing from you!

From rising inventory to hyper-local trends, the summer market is changing fast.

This summer’s housing market feels like a riddle—prices are up, but competition is down. Mortgage rates dip, then spike, leaving buyers and sellers wondering: Is now the right time to move? The answer? It depends on what you know. Let’s break down the chaos and uncover the smartest strategies for navigating today’s unpredictable market.

Recently, we met with a client who shared the same sentiment. They were considering listing their home but worried the market might be too unpredictable. Like many others, they didn’t want to risk missing the right timing. We reviewed up-to-date local market data, including sales trends, inventory levels, and buyer behavior. That gave them the clarity they needed. Their home went live, and within a few days, it had multiple offers.

This summer, timing, preparation, and strategy matter more than ever. Whether you’re buying or selling, here are three real estate market trends you need to know:

1. Mortgage rates are dipping slightly. Mortgage rates are currently hovering around 6.8% to 7.1%, slightly lower than earlier this year, but still higher than pre-pandemic levels.

Rates have dipped slightly, but for buyers, it’s still not enough to address affordability concerns. Monthly payments are still high, so many are turning to rate buydowns or adjustable-rate loans just to make the numbers work. Pre-approval’s a start, but you’ll need a real plan to stay within budget.

This shift also matters for sellers. With picky buyers due to limited budgets, you need to price your home right. Offering incentives, such as covering closing costs, can make a significant difference.

2. Not all markets are created equal. The market isn't moving the same way everywhere. Some cities are experiencing price increases of up to 9.4%, while others are seeing a slight cooling off. That's why it's crucial to examine what's happening in your neighborhood.

"This summer’s housing market is all about being informed and strategic."

Cooling prices in certain areas could provide homebuyers with a rare opportunity. However, in high-demand neighborhoods, competition remains tough, especially where jobs are growing or new construction is limited. If you’re a seller, those same hot spots could work in your favor only if you price your home right. In slower markets, setting the right expectations matters.

Real estate has always been local, but now it’s hyper-local. What's true across town might not apply on your street.

3. Inventory is trending upwards. Inventory is starting to pick up, which means buyers have more options and more time to compare. But that also means sellers face more competition. In this kind of market, pricing too high is one of the quickest ways to get overlooked.

Buyers today are careful. They’re weighing every detail. For sellers, that means small things—like a clean space, fresh paint, or a pre-listing inspection—can make your home stand out. It doesn’t need to be perfect, but it does need to feel worth the price.

This summer's housing market is all about being informed and strategic. Whether you're considering buying, selling, or simply curious about your options, now's the time to gather the facts and create a plan that aligns with your goals.

Let's talk about what kind of move makes sense for you. Feel free to call, text, or message me anytime. I'm ready when you are.

Your ultimate guide to summer fun and culture in Palm Beach County. From festivals to outdoor thrills, make this summer unforgettable.

Looking for fun things to do in Palm Beach County this summer? Whether you're a local or visiting for the first time, there’s something special about Palm Beach County during the warmer months. From outdoor adventures to cultural activities, you’ll find plenty to keep you busy. In this post, we’ll share some of the best activities to enjoy in Palm Beach County this summer so you can make the most of your time here!

Summer is officially here, and it’s the perfect time to explore all the fun that Palm Beach County has to offer. The city comes alive with festivals, outdoor activities, and unique experiences, and there’s no better way to soak up the sun than by enjoying these exciting events. Whether you're with family, friends, or flying solo, Palm Beach County offers something for everyone this summer. Let’s dive into some of the top things to do in Palm Beach County this season!

1. 4th on Flagler – Fireworks and Fun. One of the top things to do in Palm Beach County this summer is the 4th on Flagler celebration. Perfect for families, couples, and anyone who loves a great fireworks show, this annual July 4th event is one of the largest free Independence Day celebrations in South Florida. Set along the scenic West Palm Beach waterfront, it features live music, food vendors, a military honor ceremony, and an incredible fireworks display.

What to do:
-Arrive early to claim a good viewing spot along Flagler Drive.
-Bring lawn chairs or blankets and enjoy the festive vibes all evening long.

Why it’s great: 4th on Flagler is a quintessential summer experience filled with patriotism, community spirit, and spectacular views—don’t miss it!

"Summer is the perfect time to explore what Palm Beach County has to offer."

2. Rapids Water Park – Beat the Heat. Looking for a fun way to cool off? Head to Rapids Water Park in Riviera Beach. It’s a must-visit this summer for thrill-seekers and families alike. With over 40 slides and attractions, including a lazy river, wave pool, and heart-racing rides like Big Thunder and Brain Drain, there's something for everyone.

What to do:
-Visit on a weekday to avoid weekend crowds.
-Don’t forget sunscreen, a waterproof pouch for your phone, and flip-flops for hot pavement.

Why it’s great: Rapids Water Park delivers non-stop fun for all ages while helping you beat the Florida heat.

3. Clematis by Night – Free Weekly Concerts. One of the top things to do in Palm Beach County this summer is attending Clematis by Night. This free weekly event is perfect for families, music lovers, and anyone looking to unwind midweek. Held every Thursday evening from 6–9 PM at the West Palm Beach Waterfront, it features live music, food trucks, and a vibrant community atmosphere.

What to do:
-Bring a lawn chair or blanket to relax on the Great Lawn.
-Arrive early to grab a good spot and enjoy the sunset over the Intracoastal Waterway.

Why it’s great: Clematis by Night is a fantastic way to enjoy live music and connect with the community in a beautiful waterfront setting. It's a must-add to your summer bucket list!

4. Mounts Botanical Garden – Tropical Oasis. If you're looking for something a bit different, exploring Mounts Botanical Garden is a must-try this summer in Palm Beach County. As the county's oldest and largest public garden, it boasts over 7,000 species of tropical and subtropical plants. Whether you're a plant enthusiast or just seeking a peaceful retreat, Mounts offers a serene escape.

What to do:
-Take a self-guided tour through themed gardens like the Butterfly Garden and Herb Garden.
-Check their schedule for summer workshops and family-friendly events.

Why it’s great: Mounts Botanical Garden is perfect for nature lovers and families, offering a tranquil environment to learn about diverse plant species and enjoy the beauty of nature.

5. Flavor Palm Beach – Culinary Delights. For those who love food, Flavor Palm Beach is an absolute must in Palm Beach County this summer. Taking place throughout September, this event showcases the area's best restaurants offering prix-fixe menus. It's a great way to experience new cuisines and support local dining establishments.

What to do:
-Visit the official Flavor Palm Beach website to view participating restaurants and make reservations.
-Plan a culinary tour by trying different restaurants each week.

Why it’s great: Not only is Flavor Palm Beach an enjoyable experience for foodies, but it also allows you to explore the county's diverse culinary scene at a great value.

Now that you know some of the best things to do in Palm Beach County this summer, it’s time to make your plans! Whether you're relaxing at the park, exploring the local culture, or trying something new, there's no shortage of activities to enjoy. Have you tried any of these already? Or do you have any other favorite summer spots in Palm Beach County? Drop a comment below or get in touch with us if you want to chat more about local events or need more recommendations. We’re here to help you make the most of your summer in Palm Beach County!