Election-related market pauses have ended across Florida’s real estate markets, with statewide pending sales climbing nearly 10% year over year. The increase represents the strongest transaction activity since 2021, though market dynamics differ substantially from pandemic-era conditions.
Loodmy Jacques of The Jacques Team reports that Palm Beach County is experiencing this renewed activity alongside inventory expansion and longer marketing periods. Days on market have extended from typical 30-36 day ranges to 46-50 days.
“Every time there is election going on, people usually want to pause to see what the outcome would be,” Jacques observes. “We have seen momentum come back up again. The buyers who were waiting for clarity are now making a move.”
Inventory Growth Changes Buyer Dynamics
Rising inventory fundamentally alters negotiation dynamics compared to the competitive environment of recent years. Buyers now have selection options and leverage that were absent during pandemic-era bidding wars.
“Higher inventory gives more opportunities for buyers with options to negotiate, more power to search around because they can get more options to pick from,” Jacques notes.
However, expanded inventory hasn’t created distressed conditions. Sellers who price appropriately for current market realities continue achieving sales within reasonable timeframes. The shift is from instant multiple offers to strategic pricing and patient marketing.
“They’re not going to get the multiple offers that they were getting in 2021, but with the correct pricing, sellers are selling their houses,” Jacques explains.
Strategic Pricing Approaches
Jacques presents sellers with three distinct pricing strategies during listing consultations. The approach recognizes that different properties and seller circumstances require different positioning.
For exceptional properties with extensive upgrades, aggressive pricing allows sellers to wait for buyers willing to pay premium rates. For typical inventory, current market pricing reflects comparable sales and active competition. For sellers prioritizing speed, pricing slightly below market generates immediate showing activity and competitive interest.
“If you’re trying to price it too high, you’re going to sit and that momentum of that first 30 days on the market, you’re going to lose that interest,” Jacques warns.
The critical consideration is timing. Overpriced listings lose momentum while fresh inventory enters the market. By the time sellers adjust pricing, they’re competing against newer listings with lower days-on-market counts, requiring deeper price reductions than if initially priced correctly.
Interest Rate Psychology Shifts
Buyer psychology around interest rates has evolved considerably. First-time buyers remain sensitive to rate fluctuations and payment calculations. However, move-up buyers and established purchasers have largely normalized to current rate environments.
“The majority of other buyers that I work with, they’re okay with it now,” Jacques reports. “We’re around six now. About a year or so, two years ago, we were higher in the seven.”
This psychological shift refocuses buyer priorities. Rather than timing purchases around Federal Reserve meetings or rate predictions, buyers evaluate whether properties meet their needs and fit their budgets at current financing costs.
“As long as they find a property that is move-in ready, that doesn’t need a lot of work, and it is in a great neighborhood, and they see themselves being there for a long time, we have no problem now with rates,” Jacques notes.
Builder Incentives in Affordable Markets
Port St. Lucie continues demonstrating strong activity at entry-level price points. Builders are deploying aggressive incentive packages to maintain sales velocity as inventory has increased across the region.
Recent offerings include 3.99% interest rates and covered closing costs for new construction purchases. These incentives provide rate-sensitive buyers access to below-market financing unavailable through traditional mortgage channels.
“If somebody is rate sensitive as a first time home buyer and is looking to get a great opportunity, we can connect them with some builders and get them interest rate even below what the current market rate is,” Jacques explains.
The builder activity reflects competitive conditions in segments where inventory has grown most substantially. Incentive packages help differentiate new construction from resale inventory while supporting price positioning.
Out-of-State Interest Increasing
Inquiry volume from New York and New Jersey buyers is accelerating based on Jacques’ recent experience. Potential buyers are asking detailed questions about Florida tax benefits, homestead exemptions, and relative cost of living advantages.
This pattern mirrors historical migration surges following the 2018 SALT tax cap implementation and during pandemic years when remote work enabled geographic flexibility.
“I’m already getting a lot of inquiries from people from New York, New Jersey, saying, hey, what are the benefit of me coming down. Talk to me about homestead exemption,” Jacques reports.
The migration interest provides demand support even as inventory expands. Out-of-state buyers often have different urgency levels and decision criteria than local move-up buyers, creating diverse buyer pools that support market stability.
Seasonal Timing Advantages
November traditionally performs well in Florida real estate markets. Favorable weather attracts seasonal residents and out-of-state buyers who avoid summer heat. This year’s seasonal patterns align with post-election momentum and increased buyer comfort with current rates.
Jacques recommends sellers utilize pre-listing inspections to identify and address property condition issues before marketing. In markets where buyers have expanded options, presentation quality and move-in readiness influence both showing activity and negotiation outcomes.
For buyers, current conditions offer advantages absent during pandemic years: property selection, negotiating leverage, and seller willingness to discuss pricing rather than simply accepting highest offers.
“For buyers that are looking for a great deal, this is the time. Inventory is high, interest has come down. This is the time to make a move,” Jacques suggests.
Market Normalization
The Florida market is transitioning from seller-dominated dynamics to more balanced conditions where both buyers and sellers can achieve objectives through appropriate expectations and strategic positioning.
Sellers who price properties based on current comparable sales and present homes in excellent condition continue achieving sales. Buyers gain selection options and negotiation leverage that enable them to be more selective about properties, locations, and terms.
This represents a return to traditional market function after several years of pandemic-driven anomalies. Multiple offer situations still occur but require strategic pricing rather than being automatic. Buyers can conduct thorough due diligence rather than waiving contingencies to compete.
The 10% increase in pending sales suggests buyer pools remain strong despite normalized conditions. The difference is that transactions now occur through negotiation and strategic positioning rather than pure competitive bidding dynamics that characterized 2021-2022 markets.
About The Jacques Team: Loodmy Jacques leads The Jacques Team serving Palm Beach County and surrounding Florida markets, specializing in residential transactions from first-time buyers through luxury properties.
Disclosure: Individuals or companies mentioned may have a commercial relationship with KeyCrew.