Why 2026 May Be the Year to Stop Waiting on the Sidelines

I've been in South Florida real estate for 17 years, and I can tell you that the number one question I'm getting right now is: should I wait?

Buyers are asking if prices will drop further. Sellers are wondering if they should hold out for better conditions. Everyone seems to be in wait-and-see mode.

Here's what I'm actually seeing on the ground in West Palm Beach and Palm Beach County.

The Numbers Tell a Different Story

Inventory is up about 30% compared to last year. For buyers, that translates to real choices. You're not competing against ten other offers anymore. You can actually tour multiple properties, think it over, and negotiate.

For sellers, it means you can't just throw a price on your house and expect multiple offers by the weekend. But homes are still selling. They're just taking 46 to 50 days instead of 30.
That's not a bad thing. That's actually normal.

The COVID Hangover

The hardest conversations I have are with sellers who remember what their neighbor's house sold for in 2021. They're convinced their home should sell for the same price, or more.

I get it. When you see a comparable property sell for $100,000 more two years ago, it feels like you're losing money. But here's the reality: those weren't normal market conditions. We saw 20% to 30% annual appreciation during COVID. Normal is 3% to 6%.

What we're experiencing now isn't a crash. It's a correction back to sustainable growth patterns.

What Buyers Are Getting Wrong

On the flip side, I talk to buyers who are paralyzed by fear. What if I buy now and prices drop another 10%? What if interest rates finally hit 5% next year?

If you're buying a home to live in for five to seven years, short-term fluctuations don't matter as much as you think. You're building equity, you're locking in housing costs, and you're not throwing money at rent.

Plus, you have leverage right now. Sellers are negotiating on repairs. They're offering closing cost credits. They're being realistic about inspection findings. None of that was happening two years ago.

The Micro-Market Reality

Something people don't always understand: South Florida isn't one market. Delray Beach prices moved differently than Jupiter. West Palm Beach has its own dynamics. Even within West Palm Beach, different neighborhoods are performing differently.

A 17% increase in one area and a 27% decrease in another doesn't mean the whole market is confused. It means different buyer pools are making different decisions based on lifestyle preferences, school districts, and property types.

You can't make a decision based on regional headlines. You need to look at your specific area and property type.

Making Financed Offers Competitive

With nearly half of Palm Beach County sales being cash, financed buyers worry they can't compete. But there's a strategy that levels the playing field: get fully underwritten before you start looking.

Most buyers show up with a pre-approval letter that basically says "this person probably qualifies." A full underwriting means the lender has reviewed everything and you're approved pending the property appraisal. That makes your offer almost as strong as cash.

It takes more work upfront, but it changes how sellers view your offer.

My Honest Take on Waiting

Not everyone should buy right now. If your job situation is uncertain, if you might relocate in two years, if you're not sure you can afford the payment plus insurance plus maintenance, then waiting makes sense.

But if you're waiting because you think you'll time the market perfectly, you're probably costing yourself more than you're saving. Every month you rent is a month you're not building equity. Every month you delay is another month of market uncertainty.

The people who do well in real estate aren't the ones who time it perfectly. They're the ones who buy when it makes sense for their life and hold it long enough for appreciation to work in their favor.

What I'm Telling Clients

My job isn't to convince you to buy or sell. It's to give you accurate information so you can make the right decision for your situation.

If you're selling, price it right and market it professionally. If you're buying, focus on monthly payment and long-term plans, not interest rate speculation.

The market has normalized. That means strategy matters again. Education matters. Preparation matters.

And honestly, that's how it should be.

Loodmy Jacques has worked in South Florida real estate for 17 years, serving Palm Beach County and surrounding areas.