Q2 2026 Quarterly Market Review
April 1, 2026 through June 30, 2026 | THE PREMIER 30A MARKET INTELLIGENCE REPORT
Record Volume, a Market Settling Into Balance
Q2 2026 delivered the strongest deal flow in years: 338 single-family transactions closed, up 48.9% year-over-year, and dollar volume reached $865M, up 59.6%—activity concentrated at higher price points during 30A's seasonal peak (~113 sales/month vs. 89 in Q1). The tightening is dramatic against last year: months of inventory has been nearly halved—from ~12.7 in Q2 2025 to 6.8 today—as sales surged while active inventory fell roughly 18%. In 30A terms, 6.8 months sits squarely in balanced territory (our calibration treats ~5–8 months as balanced, with a genuine buyer's market only beyond ~8); a year ago, by contrast, the market was firmly buyer-favorable. The deeper signals confirm a market at or very near equilibrium and still tightening: homes are selling at 96% of list price, days on market hold at a healthy 57, and absorption continues its steady increase. Buyers retain only modest leverage at the margin, and aspirationally-priced listings still linger—but the trajectory points clearly toward balance and continued tightening, not toward a buyer's advantage. On pricing, the headline median PPSF was essentially flat ($612, −0.2% YoY)—but that figure is flattered by a sales mix that skewed higher-end this quarter. Our hedonic Layer 4–equivalent PPSF, the institutional-grade measure that normalizes for what actually sold, is down 4.2% YoY ($750 to $718) on a trailing-twelve-month basis: underlying values have softened modestly, which has in turn fueled the significant increase in deal flow, and the flat median reflects composition rather than resilience.
Gulf-Front Scarcity & Ultra-Luxury Momentum
The ultra-luxury tier is telling a different story from the broader market. Gulf-front commands a structural scarcity premium of ~106% over comparable Layer-2 pricing, and the quarter saw 9 gulf-front sales totaling $104.6M—up from just 3 a year ago—anchored by a $28M Alys Beach trade at $5,370/sqft. Because buildable gulf-front parcels are effectively finite, this segment operates on its own supply dynamics: even as overall inventory settles into balanced territory, gulf-front and ultra-luxury supply remains structurally constrained, underpinning long-term value regardless of where the broader cycle sits. The practical takeaway is that 30A is not one market but several—a broad market moving into balance, and a scarcity-driven top end that continues to set price records.
Housify Performance & Strategic Partnership
Housify's hit rate on curated "Housify Deals" continues to outperform the broader market. $1M invested pre-COVID is worth approximately $3.25M today through Housify-identified opportunities, compared to $1.80M with standard market returns—a 2.5X ROI outperformance over a 7-year span.
Housify + Corcoran Reverie Partnership
Housify's strategic partnership with 30A's premier luxury brand—Corcoran Reverie— continues to serve as a turbocharged conduit to empower buyers and sellers to maximize returns along the 30A corridor, combining Housify's data-driven deal identification with Corcoran Reverie's unmatched market presence.
Total Transactions
Total Volume
Median Price/SF
Cash Purchases
Months of Inventory
Avg Days on Market
Top Feeder Markets
Primary buyer origin markets driving 30A investment demand
Atlanta, GA
Birmingham, AL
Nashville, TN
Houston, TX
Current Index
Peak Index
From Peak
Key Takeaways:
The COVID run-up (2Q20–2Q22) caused an explosion of values—the sharpest appreciation in 30A's recorded history. The Fed then shifted to quantitative tightening (QT) mode, deploying the most aggressive rate-hiking cycle in decades to combat pandemic-era inflation. This froze transaction activity and created a prolonged market stalemate. With values now ~12% off the peak, the market continues to evolve as Q2 2026 data reveals the latest chapter of this recovery.
Avg Monthly Transactions
Avg Monthly Transactions
Pre-Pandemic Average
Months of Inventory & Transaction Count
Monthly inventory levels vs transaction activity
PPSF & Transaction Volume
Normalized PPSF trend with monthly transaction volume
Interest rate trends with optional market metric overlays
Avg Days on Market
Absorption Rate
Median Sale-to-List
Current Cash %
National Average
30A Premium
For the Luxury Tier (properties valued above the Median Line), the share of Cash Deals as a percentage of All Deals continues to account for the majority of the capital in the market. The ongoing outsized Cash Share of the market is a fundamental reason why values have held strong, and it serves as a sturdy foundation for market values moving forward.
Comprehensive analysis of 30A market by price bracket from 2018 through Q2 2026. Includes historical volume, absorption rates, PPSF trends, and cumulative growth.
Transactions by Price Bracket
| Bracket | 2Q18 | 2Q25 | 2Q26 |
|---|
Key Takeaways
- Entry-level market ($0-$1M) contracted ~63% since 2018, reflecting 30A's fundamental shift upmarket
- Middle market ($1M-$3M) expanded 40-60%, now the dominant transaction segment
- Luxury segment ($3M+) saw explosive growth from tiny 2018 baselines
- Ultra-luxury ($7.5M+) had just 2-4 transactions in 2018 vs. 25-30 today
- Market maturation: 30A evolved from a regional beach market to a nationally recognized luxury destination
- Extreme % swings in top brackets reflect small sample sizes, not volatility
- Q2 2026 data reflects the latest market dynamics across all brackets
Detailed Breakdown by Price Bracket
$0-$1M
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $0-$1M segment saw 133 transactions in Q2 2026. Prices remained stable (-2.4% YoY).
$1M-$2M
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $1M-$2M segment saw 147 transactions in Q2 2026. Prices remained stable (-1.6% YoY).
$2M-$3M
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $2M-$3M segment saw 74 transactions in Q2 2026. Prices increased 5.4% YoY, showing strong demand.
$3M-$5M
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $3M-$5M segment saw 51 transactions in Q2 2026. Prices remained stable (-3.6% YoY).
$5M-$7.5M
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $5M-$7.5M segment saw 22 transactions in Q2 2026. Prices corrected 14.1% YoY, improving buyer opportunities. Cash buyers dominated at 100%.
$7.5M-$10M
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $7.5M-$10M segment saw 11 transactions in Q2 2026. Prices corrected 6.8% YoY, improving buyer opportunities. Cash buyers dominated at 100%.
$10M+
HOLDTransactions
Market Share
MOI
YoY Price
Cash %
Median PPSF
The $10M+ segment saw 8 transactions in Q2 2026. Prices increased 5.1% YoY, showing strong demand.
Layers represent proximity to the Gulf, with Layer 1 being Gulf Front and Layer 6 being North of 30A. Layer 4 serves as the baseline for PPSF normalization.
6-Month Trailing Median PPSF by Layer
Price per square foot trends since 2018 by beach proximity
Organic Same-Property Index by Layer
Same-property repeat-sale index showing true appreciation by beach proximity
Current Layer Metrics (Q2 2026)
Layer 1
Layer 2
Layer 3
Layer 4
Layer 5
Layer 6
Complete Layer Metrics
| Layer | Description | Transactions | Median PPSF | YoY Change | MOI | vs Layer 4 | Signal |
|---|---|---|---|---|---|---|---|
| Layer 1 | Direct Gulf of Mexico frontage | 9 | $1,813 | -7.5% | 6.0 | +181% | PREMIUM |
| Layer 2 | Up to a couple rows back from Gulf Front | 28 | $879 | -13.5% | 8.2 | +36% | BUY |
| Layer 3 | A few rows back from Layer 2 | 59 | $770 | -15.8% | 7.8 | +19% | BUY |
| Layer 4 | A few rows back from Layer 3 (baseline for PPSF normalization) | 91 | $646 | +5.0% | 8.2 | Baseline | HOLD |
| Layer 5 | Further inland from Layer 4 | 81 | $609 | +8.1% | 5.8 | -6% | HOLD |
| Layer 6 | North side of 30A corridor | 67 | $450 | +1.9% | 3.6 | -30% | TRACKING |
Layer Premium Methodology:
The Housify Layer System normalizes pricing by beach proximity. Layer 4 (South of 30A, no beach access) serves as the baseline. Premium/discount percentages show how each layer's PPSF compares to this baseline, isolating the "beach proximity premium" from other pricing factors.
Select a neighborhood to view its PPSF + Volume and Inventory charts. Data is SFR, median PPSF.
30A Market Analysis
PPSF + Transaction Volume
Overlay multiple PPSF metrics to compare seller expectations vs. market reality
Inventory + Transaction Count
Months of inventory with transaction activity
TTM (12-Month) PPSF represents seller expectations - anchored to longer-term history, a hedonic curve that uses trailing signals.
When these diverge: The gap reveals market momentum.
• Normalized/Reality above Hedonic TTM = Upward pressure
• Normalized/Reality below Hedonic TTM = Downward pressure
Highest PPSF Neighborhoods
Alys Beach
Watersound Beach
WaterColor
Highest Volume Neighborhoods
Alys Beach
Seagrove
Watersound Origins
Buy Opportunity
MOI > 6 AND YoY < -5%
Hold / Monitor
Balanced conditions
Take Profits
MOI < 4 AND YoY > 5%
Neighborhood Performance & Signals
Top Feeder Markets
Primary buyer origin markets for 30A properties
Market Financing Profile
Transaction Volume by Neighborhood
Complete Neighborhood Metrics
| Neighborhood | Transactions | Volume | Median PPSF | YoY PPSF | MOI | Signal |
|---|---|---|---|---|---|---|
| Alys Beach | 14 | $137.3M | $2,023 | +7.2% | 3.9 | SELL |
| Seagrove* | 45 | $108.5M | $688 | -7.5% | 4.5 | BUY |
| Watersound Origins | 61 | $83.8M | $456 | +3.1% | 2.6 | HOLD |
| Dune Allen | 41 | $82.1M | $522 | +9.9% | 7.2 | HOLD |
| Blue Mountain | 51 | $81.0M | $576 | +2.5% | 6.7 | TRACKING |
| WaterColor* | 23 | $75.2M | $965 | +0.2% | 2.7 | TRACKING |
| Old Seacrest | 17 | $63.2M | $690 | -11.1% | 5.8 | BUY |
| Watersound Beach | 12 | $59.9M | $1,100 | +1.3% | 3.2 | TRACKING |
| Inlet Beach | 17 | $38.6M | $491 | +1.8% | 0.0 | TRACKING |
| Seacrest Beach | 18 | $33.9M | $746 | +8.3% | 0.0 | HOLD |
| Point Washington East | 43 | $32.0M | $298 | -13.2% | 0.1 | BUY |
| Watersound Camp Creek | 4 | $19.5M | $0 | N/A | 4.5 | TRACKING |
| NatureWalk | 11 | $12.5M | $538 | +5.7% | 3.0 | SELL |
| Seaside | 4 | $12.2M | $0 | N/A | 0.0 | TRACKING |
| Kaiya Beach | 2 | $11.9M | $0 | N/A | 0.0 | TRACKING |
| Rosemary Beach | 2 | $10.8M | $0 | N/A | 16.5 | BUY |
| Watersound Bridges and Peninsula | 2 | $7.4M | $0 | N/A | 0.0 | TRACKING |
| Watersound West | 3 | $6.0M | $0 | N/A | 2.0 | TRACKING |
| Prominence | 3 | $5.5M | $0 | N/A | 7.0 | TRACKING |
| Treetop | 3 | $4.1M | $0 | N/A | 0.0 | TRACKING |
| Grace Point | 1 | $3.5M | $0 | N/A | 3.0 | TRACKING |
| Grayton Beach | 1 | $2.1M | $0 | N/A | 54.0 | BUY |
| Grayton North | 1 | $0.9M | $0 | N/A | 0.0 | TRACKING |
| Gulf Place | 0 | $0.0M | $0 | N/A | N/A | TRACKING |
| Gulf Trace | 0 | $0.0M | $0 | N/A | N/A | TRACKING |
| Paradise by the Sea | 0 | $0.0M | $0 | N/A | N/A | TRACKING |
| The Retreat | 0 | $0.0M | $0 | N/A | N/A | TRACKING |
Neighborhood Aggregation Note:
WaterColor includes: all 5 phases
Seagrove includes: Seagrove - Central, Seagrove - Eastern Lake, and Old Seagrove
Layer 1 (Gulf Front) properties represent the most premium segment in the 30A market. Properties with direct Gulf access command significant premiums over inland layers.
Transactions
Total Volume
Median PPSF
Premium over Layer 2
🏖️Beach Privatization Impact
With 37 months of data following the May 2023 beach privatization settlement, Gulf Front properties have seen material value appreciation. Properties with direct beach access have commanded increasing premiums, while developments with large private beaches have also fared well.
Notable Gulf Front Sales (Q2 2026)
| Address | Town | Sale Price | PPSF |
|---|---|---|---|
| 53 Sea Castle Aly None | Alys Beach | $28,000,000 | $5,370/SF |
| 3504 County Hwy 30A None | Seagrove - Central | $17,000,000 | $1,994/SF |
| 8016 Co Highway 30A None | Old Seacrest | $12,100,000 | $1,375/SF |
| 323 Pompano Street | Inlet Beach | $9,500,000 | $1,813/SF |
| 46 White Cliffs Crest | Blue Mountain | $8,375,000 | $2,041/SF |
Distribution Parameters (Q2 2026)
| Mean Price | $2,558,752 |
| Median Price | $1,649,393 |
| Mean PPSF | $775 |
| Median PPSF | $612 |
Dispersion Metrics
| Std. Dev. (PPSF) | $18 |
| Q1 (25th percentile) | $504 |
| Q3 (75th percentile) | $889 |
| Coefficient of Variation | 2.4% |
Sample Breakdown by Aggregation Level
| Level | Segments | Transactions |
|---|---|---|
| Market (30A Total) | 1 | 338 |
| Town | 39 | 2,378 |
| Area | 6 | 896 |
| Layer | 6 | 336 |
Transaction Breakdown by Price Range
| Bracket | Transactions | Txn YoY | Volume | Vol YoY | Market Share |
|---|---|---|---|---|---|
| $0-$1M | 133 | +46.2% | $92.0M | +40.7% | 29.9% |
| $1M-$2M | 147 | +48.5% | $208.5M | +46.0% | 32.9% |
| $2M-$3M | 74 | +105.6% | $184.4M | +101.6% | 16.6% |
| $3M-$5M | 51 | +41.7% | $193.4M | +42.9% | 11.4% |
| $5M-$7.5M | 22 | +37.5% | $130.9M | +32.9% | 5.0% |
| $7.5M-$10M | 11 | +120.0% | $90.5M | +108.2% | 2.5% |
| $10M+ | 8 | +300.0% | $115.7M | +344.0% | 1.8% |
Data Quality Notes
- Sample size: 338 transactions in Q2 2026
- Data source: Robust data pipeline that adjusts for MLS duplicates and geospatial outliers
- Property type: Single Family Residential (SFR) only
- Geographic filter: Areas 17 & 18 (30A corridor)
- Exclusions: Miramar, Sandestin, North Santa Rosa Beach
- PPSF calculations use appraiser-verified living area data updated weekly as a sanity check against errant MLS data entry
- Months of Inventory based on trailing 12-month absorption rate
TTM Transaction Volume
Avg. Price/Acre
Active Listings
TTM Transactions
Land Market Overview
The 30A land market represents a unique segment driven by development potential, scarcity, and waterfront premiums. Gulf-front lots command the highest per-acre prices, followed by dune lake properties. Land inventory tends to have longer absorption periods than improved properties, with pricing heavily influenced by location, zoning, and development constraints.
Transaction Volume + Price/Acre Trends
Monthly land sales volume with median price per acre since 2018
Inventory + Transaction Activity
Estimated months of inventory with monthly transaction counts
Price/Acre by Waterfront Type
Gulf Front, Dune Lake, Bay, and Canal/Bayou lot values over time
Land Performance by Layer
Select a layer to view volume and price per acre trends
Price/Acre by Town
Select a town to view price per acre trends
Investment Considerations
Premium Drivers: Gulf frontage, dune lake access, town location, lot size, and development entitlements significantly impact per-acre pricing.
Market Dynamics: Land transactions are less frequent than improved properties, leading to more price volatility in monthly data. Longer holding periods are common.
TTM Transaction Volume
Median PPSF
Active Listings
TTM Transactions
Condo Market Overview
The 30A condo market offers a different investment profile than single-family homes, typically with lower price points but strong rental potential. Gulf-front condos (Layer 1) command significant premiums and tend to perform well as short-term rental investments. Pricing is influenced by views, floor level, building amenities, and proximity to beach access.
30A Condo Market: Volume + PPSF
All 30A condos - transaction volume with median price per square foot since 2018
Inventory + Transaction Activity
Estimated months of inventory with monthly transaction counts
Condo Performance by Layer
Select a layer to view volume and PPSF trends
Investment Considerations
Premium Factors: Gulf views, higher floors, updated interiors, and buildings with strong rental management programs tend to command higher PPSF and achieve better occupancy rates.
HOA Considerations: Condo buyers should evaluate HOA fees, reserve funds, and any pending special assessments. Insurance costs have risen significantly in coastal Florida.
TTM Transaction Volume
Median PPSF
Active Listings
TTM Transactions
New Construction Overview
New construction homes (sold within 18 months of being built) represent a premium segment of the 30A market. These properties typically command higher prices per square foot due to modern design, energy efficiency, and updated amenities. Builder activity reflects market confidence and future supply expectations.
30A New Construction: Volume + PPSF
All 30A new construction - transaction volume with median price per square foot since 2018
Inventory + Transaction Activity
Estimated months of inventory with monthly transaction counts
New Construction by Neighborhood
Select a neighborhood to view volume and PPSF trends
New Construction by Layer
Select a layer to view volume and PPSF trends
Investment Considerations
Premium Factors: New construction often includes smart home features, impact windows, elevated foundations, and modern floor plans that appeal to both primary residence and rental buyers.
Market Dynamics: New construction supply is constrained by land availability and building costs. Premium spec homes from established builders typically maintain strong resale value.