Florida is seeing broad home price declines across many of its metros, with no clear end in sight. Some cities are posting double-digit losses. Condos are especially hard hit.
So, the question is: Is Florida the canary in the coal mine? Or is it simply experiencing a market correction unique to its own set of circumstances?
Let’s dig in.
Florida’s Meteoric Rise During the Pandemic Boom
Between March 2020 and June 2022, home prices in Florida surged by over 50%—outpacing the national increase of about 41% over the same period. The state became a magnet for pandemic-era movers: remote workers, retirees, and families seeking more space and lower taxes. Net domestic migration into Florida peaked at 314,000 new residents in 2022, the highest of any state.
This wasn’t just a temporary blip—it reshaped the demand curve in Florida. Many of the new buyers came from high-priced coastal markets and brought with them equity and higher incomes, which drove bidding wars and outpaced local wage growth.
At the same time, Florida added hundreds of thousands of jobs and became an economic outlier, with employment growth consistently above the national average. The result was a powerful cocktail of demand, optimism, and rapid appreciation.
The Correction: What’s Happening in Florida Now
Fast-forward to 2025, and the story looks very different.
Condos are now down year over year in 92% of Florida markets. Single-family home prices have fallen in roughly two-thirds of them. Cities like Punta Gorda, North Port, and Cape Coral are seeing condo prices decline by 7% to 11%, while even major metros like Tampa and Naples have posted meaningful drops. Miami and Orlando are holding up better, but the overall trend is clearly negative.
So what changed?
For starters, the pandemic-era migration wave has subsided. Florida’s net migration dropped from 314,000 in 2022 to about 64,000 in 2024—still positive, but representing an 80% decline. Without a constant stream of out-of-state buyers, demand normalized. Local buyers—who don’t have California-sized home equity—now dominate the market, and they’re facing a very different affordability environment.
Mortgage rates over 7% have hit Florida especially hard because home values ran so far ahead of incomes. Even buyers who want to stay are finding it harder to make the math work. And it’s not just interest rates—they’re getting hit with rising taxes, insurance premiums, and condo fees that are now putting real pressure on the cost of homeownership.
Insurance and Tax Burdens Are Weighing the Market Down
If there’s one wild card that’s made Florida’s housing correction especially sharp, it’s insurance.
Florida homeowners now pay the highest average home insurance premiums in the country—over $10,000 annually. That’s nearly double the next-most-expensive state. Premiums have risen due to increased hurricane risk, insurer pullouts, and tightening underwriting standards. And they’re not showing signs of coming down anytime soon.
Property taxes have also jumped—not because rates are unusually high, but because assessed values ballooned during the boom years. Even with protections like the “Save Our Homes” homestead cap, tax bills have climbed in real dollar terms.
For condo owners, a wave of new regulations and assessments have followed the Surfside condo collapse in 2021. Mandatory safety improvements have raised HOA fees and introduced large one-time assessments in many buildings. Condo sales are now at their lowest level in 15 years, and prices are falling faster than in the single-family market.
Taken together, these costs have forced some would-be buyers to hold off and pushed some existing owners to list their homes—especially investors who no longer see viable cash flow.
How Does Florida Compare to Other Markets?
To assess whether Florida’s correction is a one-off or a national trend, let’s compare it to two very different states: Texas and Wisconsin.
Texas: Similar setup, but a softer landing
Texas also saw a surge in migration during the pandemic and posted a statewide price increase of around 40% between 2019 and 2023. When rates rose, prices in Texas cooled, and Austin—a city that experienced one of the sharpest booms—saw a double-digit drop. But outside of Austin, most Texas markets saw only mild corrections or flatlining.
Texas shares many traits with Florida: no state income tax, strong job growth, and lots of land for new construction. But Texas hasn’t faced the same insurance crisis, nor has it seen the condo fee spikes that Florida has. Its correction has been market-driven, not cost-driven.
Wisconsin: A study in slow and steady
Wisconsin is a different story entirely. It didn’t experience a massive pandemic housing boom. Price growth has been consistent but moderate—around 7% to 8% annually—and home values in many markets continued to rise into 2024.
There are a few reasons for this: stable local demand, limited investor activity, and far less new construction. Wisconsin homeowners are also insulated from many of the cost spikes that Floridians now face. As a result, prices in Wisconsin continue to inch upward, and the state remains in a tight seller’s market.
The National View: A Mixed Picture, but Florida Stands Out
Nationally, home prices have been relatively flat to slightly up over the past year. Many markets that ran hot in 2021—Phoenix, Boise, parts of Nevada—have stabilized after moderate corrections. But Florida’s correction has been both deeper and more persistent.
In fact, no other major market in the U.S. is showing the same combination of falling demand, rising costs, insurance instability, and oversupply—especially in its condo sector. Florida has all four things going on.
For real estate investors, that matters. It suggests that while many U.S. markets are cooling, Florida is leading the downturn, not just participating in it.
What Investors Need to Watch
No one is calling for a repeat of 2008, but there are a few important risks to consider—especially in Florida condos:
- As prices fall, some owners may go underwater or walk away, increasing inventory.
- New assessments could deter buyers and drive further discounts.
- Investors who bought in 2021 based on cash flow may now be underwater due to insurance and HOA cost inflation.
At the same time, Florida still has strong long-term fundamentals: a warm climate, no income tax, and continued business migration. While the surge has faded, the state is still growing—just at a slower pace.
What we’re seeing now is not the collapse of Florida’s market—it’s a reset.
Key Lessons from Florida’s Housing Decline
There are several takeaways here for investors looking at Florida—or similar high-growth markets. Here are five to consider.
1. Booms can reverse quickly.
Markets driven by migration, investor speculation, or temporary tailwinds can cool fast when conditions change. The same out-of-state money that fueled Florida’s rise left just as quickly.
2. Supply matters.
Florida and Texas both have elastic supply. Builders ramped up when prices surged, and inventory has risen fast. Real estate is local, but in markets with ample land and builder activity, supply will eventually catch up to demand.
3. Total cost of ownership is crucial.
Investors often focus on price and mortgage rates—but insurance, taxes, HOA dues, and maintenance costs can make or break a deal. In Florida, insurance alone can eat through expected cash flow. Condo owners are facing steep fees that weren’t on the radar two years ago. Always underwrite with room for cost volatility.
4. Climate risk is now financial risk.
Florida’s situation shows that climate-related risks—like hurricanes and flooding—are no longer abstract. They’re directly affecting premiums, policy availability, and regulations. Investors in other high-risk zones should take note: This could soon apply to wildfire zones in California, flood-prone areas in Louisiana, or even drought-stricken areas in the Southwest.
5. Housing markets are local.
In 2024 and 2025, we’re seeing Florida condos fall 10%+, while Midwest homes are still gaining value. National headlines won’t tell you the full story. Investors must look market by market, property type by property type.
Final Thoughts
Florida is not a perfect stand-in for the rest of the U.S.—but it is a powerful case study. It shows what happens when rapid growth collides with structural costs and shifting demographics. Not every state will follow Florida’s path, but the warning signs are worth watching.
If you’re an investor targeting Florida—or any fast-growing Sunbelt market—don’t just ask what prices are doing. Ask why. Dig into migration trends, cost structures, and local inventory. And above all, build in buffers. The markets that soared the highest will always be the ones most vulnerable when the winds change.
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