But which smart home features might fit your needs, and which have the highest demand? Our real estate agents have more on the most popular smart home features and their impact on property values.

Why Smart Features Matter in Today's Luxury Market

Smart Climate Control for Convenient Comfort

You want to go out to enjoy that South Florida sunshine, then come back to a home that always feels just right. With smart climate control, your home adapts to your routine, anticipates your needs, and can even leverage data from weather forecasts. The result is a climate control system that adjusts cooling, heating, and air quality features to ensure that your home is always ready to adapt. Smart climate control technology is one of the most in-demand smart home features.

Smart Blinds and Window Treatments

Enjoy a beautiful South Florida sunset with dinner, then switch to the privacy and peace of closed blinds with the touch of a button when it's time for bed. That's just one benefit of using smart blinds and window treatments.

This smart home feature works great with smart climate control, too, allowing you to keep the home cool by automatically closing the blinds or window treatments while you're gone. It can even help with security, as we'll cover shortly.

Smart Systems for Enhanced Security

Speaking of security, smart home features can make home security more convenient for you, while providing more robust, adaptable defenses against any unauthorized access to your property:

• Smart locks make it easy to control who enters the property. Biometrics make it easy to keep your home secure, while also providing convenient access for you and your family.
• Smart security can be integrated with your smart home hub. A breach can trigger flashing lights from your smart lighting, automatically close blinds, and broadcast warnings through smart audio systems.
• Smart security systems adapt to your needs. You can easily disable some features while you're home, then enable full security while you're away or asleep.

Whole-Home Entertainment Systems for Family Fun

Of course, smart home features aren't just for security and convenience. They can also add everyday enjoyment, with technology that the whole family will love. With a whole-home sound system, you can listen to your favorite music or podcasts seamlessly as you move from room to room. You can even have different audio in different rooms, so the kids can listen to their favorite songs in their rooms, while you put on a workout mix in your home gym.

The Bottom Line on Smart Home Features

Inland or Waterfront? The Choice is Yours

If You Dream of a Waterfront Lifestyle

Do you dream of docking your boat in your own backyard, living steps from your favorite beach, or savoring sunset views over the waterfront each evening? Do you love the relaxed vibe of a beach town, outdoor meals complemented by sea breezes, and endless outdoor activities? Living on the waterfront is a dream for many homeowners, and there are so many great South Florida communities where you can make that dream come true.

Beautiful Views and Easy Beach/Dock Access

Of course, one key factor in whether owning a waterfront home suits your needs is how much you enjoy spending time on or near the water. If you love to go to the beach every day to relax, jog on the sand in the mornings, or take your boat out for fishing trips daily, then a waterfront home might be an ideal match for you. If those waterfront activities are things that you like to enjoy sometimes but don't need access to all the time, then you can still find many great inland communities within close driving distance of the waterfront.

Budget Considerations for Waterfront Living

Waterfront homes typically cost more per square foot than similar homes located inland, which is one financial factor to consider. Waterfront homes often require more maintenance over time due to wear from sand and saltwater. Depending on where on the waterfront a home is located, you may also be required to purchase flood insurance while you own the home.

If You Want a Close-Knit Inland Community

Many of Florida's inland communities are very close-knit, providing a warm community atmosphere that families love. There are also inland communities of all shapes and sizes, whether you're craving the quiet relaxation of a rural community or the energetic feeling of living in the city. Many inland communities are located within easy driving distance of the coast, and quite a few communities have large lakes where you can still live near the water, away from the coast.

Convenient Access to Amenities and Services

Inland communities are often more developed and populated than coastal communities, which means that you can often find all of the amenities and services you'll need close to home. Whether we're talking about schools, medical facilities, local businesses, or recreation opportunities, inland communities often offer everything you need without having to travel to another community.

Affordable Homes and Lower Flood Risk

If you're purchasing a home of similar square footage and quality, the price will almost always be lower inland than it is along the waterfront. Inland homes also often have lower maintenance needs, being farther away from the sand and salt air. Depending on where an inland home is located, there may also be no requirement for flood insurance.

Find Your Florida Dream Home with Help from Our Team

Whether you're drawn to life on the water or prefer the feel of an inland community, the right choice comes down to what fits your lifestyle best. Our team at Keyes is here to help you explore your options, ask the right questions, and feel confident in your decision. When you're ready to take the next step, Get in touch to learn more about buying or selling a home in South Florida communities.

Decide What You Want From a Vacation or Second Home

Know Your Reasons for Buying

Before you purchase a second or vacation home, it's wise to have a clear idea of how you plan to use the property, especially whether you'll rent it out when you're not using it or keep it for your own use. These factors will have a wide-ranging impact on your budget, where you shop for homes, the type of home you purchase, and the expenses you can expect over time. While there's always room to pivot in the future, starting with a plan in mind often makes the process much smoother.

Always Consider Location

South Florida is a vast region, with many different communities to choose from when purchasing a second home. The location that you choose will have a big impact on the price of the home, the amenities available nearby, and the type of lifestyle that you can expect to enjoy. A home on the waterfront may cost more, but it might also be more appealing to renters and have the sunset views you've been dreaming of enjoying for years. It's all about balancing priorities and finding the home that checks all of your boxes.

Preparing Your Finances for Buying a Second Home

Just like buying your first home, buying a vacation or second home is a significant investment, and one that you should prepare for ahead of time. In terms of saving for a down payment, improving your credit score, and planning a budget that fits your goals, it's much like preparing to purchase a full-time home. Additionally, you'll want to plan ahead for ongoing expenses from your second home, from mortgage payments to maintenance, HOA fees, property management, property taxes, and anything else that may apply to your unique financial situation.

Managing Rentals with a Second Home

The ongoing theme of this post is to always have a plan when purchasing a second or vacation home, especially if you expect to rent it out when you're not using it. A trusted property manager can be a huge asset in this regard, and your real estate agent should have recommendations. Even if you don't plan to rent it out, having someone to check on the property periodically when you're not there provides great peace of mind.

Making a Dream Come True

It's easy to get lost in all of the financial details, but it's also important to remember that owning a second home in Florida is a lifelong dream for many. Whether you're craving the Florida lifestyle, the perfect family vacation spot, or a great long-term investment, there are so many reasons to own a second home in Florida.

Find Your Vacation or Second Home with Help from Our Team

Buying a second or vacation home should feel clear and seamless from start to finish. At Keyes, our experienced local agents guide you through every step of the buying process, from the first showing to the final signature. With deep market knowledge and a century of experience in South Florida, we help you move forward with confidence and focus on what comes next. Let us help you find the right home and enjoy the journey along the way. Contact us today.

A Step-by-Step Guide to Buying Your First Home in South Florida

Evaluate Your Financial Readiness

Before you begin your house-hunting process, it's essential to ensure you're financially prepared. A thorough analysis of your finances can tell you whether you're ready to buy now or reveal the steps you need to take to prepare. It will also help you set a budget, which is key to securing a mortgage and shopping for a home.

Check your credit score, and start taking steps to improve it if necessary. You can get a free credit report once per year. You'll also want to examine your debt-to-income (DTI) ratio, which is a crucial factor in mortgage approval and rates. Typically, you'll need a DTI at 45 percent or under to secure a mortgage.

Start Saving for Key Costs

Once you have a full financial picture, you'll have a much better idea of how much you'll need to save to achieve your goals. Start setting aside money for closing costs, a down payment on the home, and any necessary repairs you'll need to make after purchasing a home.

Choose the Right Real Estate Agent

Your real estate agent will be your best source of trusted advice throughout the process of buying your first home, and your best advocate when negotiating with sellers. Therefore, it's essential to take your time, conduct thorough research, and select the right real estate agent for your specific needs.

When interviewing potential agents, consider asking questions like:

• How long have you been working in the South Florida real estate market?

• Do you specialize in helping first-time homebuyers?

• How will you help me stay competitive in today's market?

• Can you explain how the buying process works from start to finish?

• What is your communication style, and how often will I hear from you during the process?

• Do you have references from recent clients I can contact?

Research Financing and Get Pre-Approved for a Mortgage

All the financial preparation you've done will come in handy when it's time to start researching and applying for mortgages. This is another area where it pays to do your research, shop around for rates, and learn as much as you can about the process. Ultimately, the goal is to get pre-approved for a mortgage, so you'll know your purchasing power and can demonstrate to sellers that you're a serious buyer.

Search for Your South Florida Home

Whether you do most of your shopping online or visit tons of homes in person, your real estate agent should be able to help you lock in on the homes that best fit your budget, needs, and wants. It also helps to understand where you're willing to compromise, especially if you're shopping in a high-demand community.

Make Offers and Negotiate

Making offers and negotiating with sellers are two more areas where your real estate agent should play a starring role. As you progress, the home inspection and appraisal can also factor into negotiations.

Inspection and Closing

The home inspection is a key moment, as it can reveal underlying issues with the home that may not have been caught before. If all goes well, closing will be the final step in the process. Closing can be complicated, so be sure to review the details with your agent beforehand and ensure that you're prepared to play your role on the big day.

Looking for the right real estate agent to help you purchase your first home? Our local team is here to help with all of your real estate needs. Contact us to buy and sell homes in South Florida communities.

How to Evaluate a Rental Property for Profitability

Remember That Purchasing a Rental Property Is Different From Purchasing Your Own Home

When you're evaluating a property for your own needs, so many more factors come into play. With rental properties, the primary factor is your potential income from the property. This will change how you look for properties in some ways, which we'll cover below, and will impact other aspects of the purchase, as well. For example, investors purchasing a rental property will often make a larger down payment than an everyday buyer shopping for a family home. Doing so can provide a buffer against changing interest rates and improve cash flow from the property over time.

Calculate Your Net Operating Income (NOI)

Calculating your Net Operating Income (NOI) is the first big key to evaluating a rental property for profitability. Your NOI from a property represents the annual income generated by the property, minus operating expenses. Operating expenses don't include debt service, capital expenditures, or depreciation, but do include:

• Property Insurance

• Property Maintenance

• Property Taxes

• Snow Removal, Lawn Care, Landscaping

• Property Management Fees

• Vacancies

When evaluating whether a property is profitable based on NOI, many investors recommend using the 55 percent rule. This rule suggests that operating expenses should account for a max of about 45 percent of your rental income. This means that the remaining 55 percent should be enough to cover the mortgage for the property. If a property doesn't meet the 55 percent rule, most investors recommend looking elsewhere.

How Capitalization (Cap) Rates Help You Evaluate Rental Properties

The 55 percent rule isn't the only relatively quick and easy way to compare rental properties for profitability. The Capitalization Rate, commonly shortened to Cap Rate, is another key metric. Cap Rates are very useful for comparing multiple properties, and are quite simple to calculate once you know the property's NOI.

The formula for Cap Rate is simply NOI, divided by the value of the property. The result will leave you with a percentage, which represents the Cap Rate of the property. Generally, a 3-4 percent Cap Rate is considered low, 6-8 percent is solid, and 10 percent or above is excellent. Aim for a strong Cap Rate, for increased profit potential long term.

Remember That Purchase Price Is a Crucial Factor

With personal property, you might be willing to compromise on price in order to get the exact home and location that you want. With rental properties, compromising on price is often a recipe for a bad investment. Ultimately, cash flow is key to generating income from rental properties, and purchase price plays a key role in long-term cash flow. So be ready to work with your agent to find good values, bid on homes that are newly listed, and negotiate to ensure you get the best price possible.

Ready to plan for your next rental property, with a team that knows the market? Our local team is here to help you achieve your real estate goals. Contact us to buy and sell homes across Florida communities.

Breaking Down Mortgage Types: Which One Fits Your Financial Goals

Fixed-Rate Mortgage

Fixed-rate mortgages offer a set interest rate for the life of the loan, with most loans lasting for 15 or 30 years. The key advantage is that your payment will be the same each month, with little fluctuation in your monthly budget. This is especially beneficial if you're choosing a fixed-rate mortgage when interest rates are low.

The disadvantages are that you can't take advantage of lower interest rates in the future unless you refinance, and that you'll pay more in interest during the early portion of the loan. A fixed-rate mortgage can be a good choice if you plan to own the home long-term and want a consistent budget.

Adjustable-Rate Mortgage

With an adjustable-rate mortgage (ARM), your mortgage payments and interest rates vary with the market over time. An ARM will often offer a lower introductory rate, followed by adjustments based on interest rate changes in the future. The downside is that you risk higher payments after your introductory period if interest rates rise. Since introductory rates for ARMs are often quite low, this type of mortgage can be an ideal choice if you plan to stay in the home for a shorter period, thus taking advantage of the lower introductory rate and selling before potential rate increases down the line.

Conventional Mortgage

A conventional mortgage is a mortgage offered by a private bank, rather than by a government entity. They come in the form of conforming loans which must meet standards for income and down payment, or non-conforming loans which are above conforming loan limits. Non-conforming loans are most commonly used when purchasing high-priced properties, which don't fit the standard for a conforming loan.

One advantage of a conventional mortgage is low down payment rates, with some requiring as little as a 3-5 percent down payment. The disadvantages are that a conventional loan can be more difficult to apply for with a lower credit score or debt-to-income ratio (DTI), and that you'll typically need to purchase private mortgage insurance when making a lower down payment.

Government-Backed Loans

There are a variety of government-backed loans available, which can offer advantages for military members, first-time buyers, and more. The most common types of government-backed loans are:

• FHA loans are insured by the Federal Housing Administration. These typically offer lower down payment and credit score requirements, making them a popular choice for first-time buyers.

• VA loans are backed by the Department of Veterans Affairs and are available to those who are currently serving or have served in the military. They offer no down payment requirement or mortgage insurance requirement, but they must be used for a primary residence.

• USDA loans, backed by the Department of Agriculture, have lower credit score requirements, no down payment, and lower income requirements. They can only be used for a primary home, and are only available in certain rural or suburban areas.

Searching for a home you love that also fits your financial goals? Our local team is here to help with all of your real estate needs. Contact us to buy and sell homes across Florida communities.

For homeowners, this environment rewards foresight. Pricing strength remains in place across our markets, but buyers are more deliberate and increasingly value alignment between price, quality, and location. Sellers who approach the market with a clear strategy and a willingness to meet today's buyer expectations are best positioned to protect value and achieve favorable outcomes.

Buyers are entering this next phase with confidence. With more choice and less urgency, buyers can focus on properties that deliver lifestyle, quality, and long-term appeal. This creates meaningful opportunities, particularly for those working with advisors who can identify value, anticipate competition, and navigate negotiations with precision.

For Realtors, the luxury market ahead will be defined by advisory leadership. This is not a market driven by speed, but by insight. Success will come to those who understand emerging trends, communicate clearly, and guide clients through increasingly nuanced decisions. The role of the Realtor as a trusted advisor has never been more critical.

Read the full report here.

From Listing to Closing: The Ultimate Home Seller's Checklist

Clean and Declutter the Home

Cleaning and decluttering your home is often quite an involved process, especially if you've been living there for a while. So it helps to get started early once you know you plan to sell, and tackle it step-by-step. Cleaning is essential for making sure that the home looks and smells its best for buyers, while decluttering will make it easier for buyers to imagine their own lives in the home.

Make Necessary Repairs

Depending on the current condition of the home, it may need significant work before sale, or it might need little if any. One way to find out is by having a pre-listing inspection, which can help you identify any serious issues that will have to be repaired before you can sell the home. Generally, anything that presents a significant safety issue will need to be addressed. Make sure small things like leaky faucets or broken light fixtures are repaired, as well.

Consider Curb Appeal

Buyers start forming an opinion on a home as soon as they arrive at the curb, which is why curb appeal is so important to consider when selling your home. Here are a few easy steps you can take to boost curb appeal:

• Clean and declutter your yard. Just like inside the home, clean presentation matters to buyers when they arrive.

• Trim hedges and trees. If your yard requires more significant landscaping work, hiring the pros can help you maximize curb appeal.

• Check that the front door is in great shape. It might need fresh paint, fresh fixtures, potted plants, or other décor to make it feel as inviting as possible.

Find a Great Real Estate Agent

Whether you've sold a home before or are doing it for the first time, your real estate agent should be your best advocate during every step of the process. Invest time in learning about agents, ask for recommendations, and take the time to choose the best agent for your needs. From marketing the home to managing closing day, your agent will be with you every step of the way.

Make Your Marketing Shine

Work with your agent to make sure your marketing looks great. This will include getting high-quality photos of the home, planning open houses, arranging showings, and more. You might consider additional steps, like staging the home or setting up a virtual tour.

Prepare for Closing

After your agent helps you attract a buyer and handle negotiations, it will soon be time for closing day. Your agent can help you gather the necessary documentation, review it, and be prepared for the big day. You'll also want to gather house keys, garage remotes, access codes, and anything else used to access the home. Make sure that you're prepared for your own move, as well. Schedule movers if needed, cancel utilities, and make your final preparations.

Ready to sell your home? Our local team is here to help you achieve your real estate goals. Get in touch for all the help you need to sell your current home and shop for your next one.

Real vs. Virtual Staging: Which Sells Homes Faster

First, a quick summary of both options. With real staging, a home stager will bring in furniture and décor to stage the home, to make the property as appealing as possible for buyers. With virtual staging, everything is done digitally. The home is staged virtually, so there's no real furniture involved. Virtual staging looks just like the real thing when viewed online, and the process is handled by virtual staging experts.

The Pros and Cons of Real Staging

The key advantage of real staging is that it enhances the appeal of the home during showings and open houses, when potential buyers visit the home in person. With real staging, the home will be fully furnished and decorated when buyers arrive. However, real staging also comes with some drawbacks:

• It's more expensive than virtual staging. In addition to paying the home stager, you need to account for the manual labor involved, rental fees, furniture delivery, and setup.

• Real staging is more time-consuming and can take anywhere from a few days to multiple weeks. There's also more potential for delays due to the need for furniture rentals and coordinating manual labor.

• If you'll be living in the home while listing it, real staging can make that more difficult. Real staging can also require ongoing maintenance, depending on how long the home takes to sell.

The Pros and Cons of Virtual Staging

Compared to real staging, the potential downside of virtual staging is that it doesn't account for when buyers come to see the home in person. The impact will depend on how much you're planning to market the home in person. However, virtual staging also has some major advantages that make it well worth considering:

• Virtual staging is significantly more affordable, which typically leads to a much higher ROI relative to real staging. There are no labor costs, no furniture rental costs, and no worries about ongoing maintenance.

• Virtual staging is also typically much quicker than real staging, and can be done in as little as one or two days.

• Virtual staging doesn't interfere with your life if you'll be living in the home while listing it. Everything is handled online, so you don't have to worry about the disruption of staging or the stress of keeping the staging maintained.

The Bottom Line on Staging Your Home

For many sellers, the substantially lower cost, higher ROI, convenience, and online marketing appeal of virtual staging make it the preferred choice for selling your home faster. Given that the overwhelming majority of homebuyers from all generations start their search for a home online, virtual staging is often a natural fit. The main use case for real staging is when you're expecting to market the home primarily through open houses and showings. The appeal of a fully-furnished and well-staged home can make a big impact when buyers see it in person.

Across Miami-Dade, Broward, Palm Beach, the Treasure Coast, and Southwest Florida, luxury single-family sales jumped 6.2% year-over-year to 3,589 in the third quarter of 2025. Palm Beach County, Southwest Florida and the Treasure Coast drove the region's overall uptick. However, the high-end condominium sector saw a 6.3% year-over-year decline in transactions to 980.

Luxury pricing continued Q2's positive year-over-year trends thanks to consistent buyer demand. The region's average single-family sales price managed a fractional year-over-year increase to $2.35 million, so the overall transaction gain was not a result of pricing reductions. The average condo sales price rose 2.8% year-over-year to $2.34 million (almost identical to the average single-family sales price), as luxury buyers will pay premiums for high-end condos, especially in brand-new waterfront buildings.

"The local luxury market was defined by sustained demand in the third quarter of 2025," Keyes President Christina Pappas said. "The appetite for high-end South Florida single-family homes and condominiums remains robust and largely resistant to price increases."

Other key findings in the third-quarter luxury report include:

• Miami-Dade and Broward counties managed to post year-over-year luxury condo sales gains despite the regional drop in $1 million-and-up transactions, with Miami-Dade increasing 1.8% and Broward posting a 30.2% surge.
• Southwest Florida was the second quarter's biggest year-over-year gainer in average luxury single-family pricing. In the third quarter, its average sales price stayed flat, but it recorded a substantial 14.9% year-over-year surge in $1 million-and-up single-family transactions to 1,461.
• The Treasure Coast led the way with a 28.6% year-over-year jump in luxury single-family sales and 15.5% increase in average luxury single-family sales price, but it is important to note that the region has very little high-end inventory.

The top five states for incoming third-quarter buyers were New York, Illinois, Michigan, Ohio and Pennsylvania.

"We are fortunate to have a healthy and relatively balanced high-end residential market," Keyes/Illustrated CEO Mike Pappas said. "Opportunities are abundant for luxury sellers and buyers alike as we close out 2025 and look ahead to 2026."

Here are a few things to know before you pack your bags for the Sunshine State, along with tips to make your move as smooth as possible.

Florida Weather - Sunshine with a Side of Storms

Florida is famous for its sunshine, but don't expect endless blue skies. Much of the state has a subtropical climate, which means hot, humid summers and mild, sometimes chilly winters. Afternoon rain showers are a daily ritual in the summer months, but they rarely last more than 30–45 minutes.

One important consideration is hurricane season, which runs from June through November. If you're moving to South Florida in particular, it's smart to learn hurricane preparedness basics early. That could mean understanding evacuation routes, keeping emergency supplies on hand, and knowing how to secure your home if needed. A little preparation goes a long way in making your first hurricane season less intimidating.

No State Income Tax

One of Florida's biggest draws? More money in your pocket. Since 1968, the state constitution has prohibited income tax, and today Florida is one of only nine states without it. Instead, revenue comes from property taxes, tolls, and state university tuition. For many new residents, this is a financial perk that makes the move even more appealing.

A State of Many Personalities

Florida is big—65,000+ square miles big—and each part of the state has its own personality.

• In South Florida, you'll find a lively mix of cultures, with strong Latin and Caribbean influences, plus big-city living in Miami and Fort Lauderdale.

• North Florida feels more traditionally Southern, with the state capital in Tallahassee and Jacksonville anchoring the region.

• Southwest Florida is known for white-sand beaches, abundant nature, and communities that attract both retirees and young families.

• Central Florida blends tourism and everyday living, thanks to Orlando's theme parks, family-friendly suburbs, and a steady pace of growth.

Exploring these differences before you move can help you decide which lifestyle feels like home.

Wildlife and Nature—Beyond the Stereotypes

Yes, alligators and iguanas are part of Florida life—but that's only the beginning. The state is home to manatees, sea turtles, dolphins, and an incredible variety of birds. National and state parks, from the Everglades to Ocala National Forest, make it easy to trade city life for a day in nature. Whether you're into kayaking, birdwatching, scuba diving or simply soaking in a sunset, the outdoors is a big part of Florida living.

Moving Tips for a Smooth Relocation

Relocating to Florida isn't just about choosing a city—it's about making your move as stress-free as possible. Here are a few tips to set yourself up for success:

• Plan around the weather. If you're moving in summer, try to schedule movers early in the day to beat the heat.

• Think about space. Homes here range from urban condos to suburban houses, so decluttering before your move ensures what you bring actually fits your new lifestyle.

• Lean on local expertise. A Keyes real estate professional can help you navigate neighborhoods, schools, flood zones, and more—details that make a big difference in your day-to-day life.

• Understand insurance. Coastal living often means higher insurance costs. Get estimates early so you aren't caught off guard.

• Set up utilities in advance. Water, internet, and power sometimes take time to transfer, so schedule connections ahead of your move.

• Be storm-ready. Whether it's shutters, a generator, or insurance that covers flood and wind, storm prep should be part of your plan.

With the right preparation, and the right guidance, your relocation can feel less like a challenge and more like the start of your Florida adventure.

Across Miami-Dade, Broward, Palm Beach counties, the Treasure Coast and Southwest Florida, the average luxury single-family sales price rose 9.3% year-over-year to $2.91 million in the second quarter of 2025, while the average high-end condominium price increased 4.8% to $2.54 million.

Palm Beach County led the tri-county area's growth, with a 10.6% increase in the average single-family sales price to $3.23 million, and a 13.2% increase in the average luxury condo sales price to $2.7 million. Southwest Florida was the biggest year-over-year gainer in luxury single-family pricing among all territories tracked in the report, with a 22.2% surge to $3.01 million.

"We are settled into what we would call a 'normal' luxury market, especially when compared with the unsustainable peak experienced at the beginning of this decade," Keyes Properties President Christina Pappas said. "Domestic migration demand drivers remain strong, which is maintaining the upward pricing trend."

The region's total $1 million-and-up single-family transactions declined by 10.9% year-over-year to 3,151 in the second quarter of 2025. Luxury condo sales dropped by 12.8% year-over-year to 1,209.

Other key findings in the second-quarter luxury report include:

• Miami-Dade County's luxury condo prices kept rising (6.1% year-over-year to $2.85 million) despite a year-over-year decline (-10.9% to 506) in transactions, while its high-end single-family sector saw slight pricing attrition during the second quarter (-3.4% year-over-year to $2.95 million).
• Broward County's luxury single-family market enjoyed a 25.8% surge in $1 million-and-up sales from the first quarter of 2025 to the second quarter, and a 9.3% year-over-year increase in average sales price to $2.15 million. The county's high-end condo sector gained 2.5% in total transactions (122) from the previous quarter.
• The Treasure Coast luxury residential market again experienced year-over-year gains in total single-family and condominium sales during the second quarter of 2025. On the high-end single-family side, total transactions increased by 3.2% year-over-year to 97, while condo sales surged by 42.9% to 30. The average sales price followed suit, rising 6.6% year-over-year to $3.58 million for single-family homes and 40.1% year-over-year to $2.14 million for condos.

The top five states for incoming second-quarter buyers were New York, Ohio, New Jersey, Illinois and Massachusetts.

"As long as South Florida's luxury market remains a value proposition for buyers from high tax states, our region's outlook will remain extremely positive," Keyes/Illustrated CEO Mike Pappas said. "Abundant opportunities exist for both buyers and sellers in the high-end sector."

Even if one program is no longer an option for you, there are multiple paths to homeownership still open—and many of them come with down payment help, tax credits, and forgiving terms designed specifically for first-time or income-qualified buyers. 

Let's break down your options. 

Florida's Top Homebuyer Assistance Programs (That Most People Don't Know About)

1. FL Assist

FL Assist is one of Florida Housing's most popular down payment help options. 

• Get up to $10,000 in assistance for your down payment or closing costs. 

• It's a zero-interest second mortgage, so there are no monthly payments. 

• You only repay it when you sell, refinance, or pay off your first mortgage. 

This is ideal for buyers who can afford a mortgage but need assistance overcoming the upfront cost hurdle. 

2. HFA Preferred or HFA Advantage PLUS Second Mortgage

This option provides additional buying power with grant funding that doesn't need to be repaid if you remain in the home for a few years. 

• Receive 3%–5% of your loan amount to help cover your down payment or closing costs. 

• No payments are required, and the loan is forgiven after five years as long as you stay in your home. 

• Designed for first-time buyers who might not have big savings but have a stable income.

   

3. Florida Homeownership Loan Program (FL HLP)

Sometimes called the "mini loan," FL HLP gives extra help on top of your primary mortgage. 

• Offers $10,000 in assistance at 3% interest. 

• Comes with a low monthly payment spread over 15 years. 

• It can be combined with other programs to keep your main mortgage more affordable. 

This is perfect for buyers who are comfortable with a small extra payment but don't want to drain their savings. 

4. Home Key

Home Key is a flexible program that removes some of the limits found in other options: 

• Provides down payment assistance for qualified buyers. 

• No income cap or first-time buyer restrictions in many cases — meaning more people can use it. 

• Pairs well with other Florida Housing programs. 

It's a strong option for repeat buyers or anyone who doesn't fit the usual "first-time buyer" mold. 

The Truth About Buying a Home Right Now 

You may not need 20% down, or you may not need perfect credit. And you don't need to navigate it alone. 

The biggest mistake buyers could make is waiting for the "perfect" moment—while missing out on help that exists right now. 

What to Do Next 

1. Check your eligibility – Most of these programs have simple online tools to see if you qualify. 
2. Talk to a knowledgeable lender or agent – Someone familiar with Florida Housing and local grants can guide you faster. 
3. Start your paperwork early – These programs have limited funds and move on a first-come, first-served basis. 

Want to know which programs fit your situation? 
It only takes 10 minutes to see your options—and it could save you thousands.  

Get a quote from a Capital Partners Mortgage officer today, or give them a call at 954-256-1664.

The Keyes Company has a business relationship with Capital Partners Mortgage Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com