One metro,
two markets.

Read. Every one of these eight cities is averaging a YoY decline right now — the eight-city mean is about -2.85%. Dania Beach and Hallandale Beach are now the two steepest average decliners, both slightly ahead of Hollywood, their immediate neighbor to the north. Fort Lauderdale looks like the mildest decline on paper (-1.67%), but that’s a blended effect: its trophy waterfront ZIPs are still gaining while its inland ZIPs are down 4%+, and averaging masks that spread. West Palm Beach shows the smallest average decline, dragged toward flat by one strong close-in ZIP offsetting softness in its outer suburbs.

Fort Lauderdale

has the widest internal spread of any city here: inland, workforce ZIPs (33311, 33312, 33315) are down 4.0–4.2% YoY, while Intracoastal-adjacent ZIPs (33301 — Las Olas/Downtown, 33316 — Rio Vista/Harbor Beach) are still gaining 1–3%. Countywide reporting backs this up — Broward’s million-dollar segment posted a 17.6% year-over-year sales jump, driven substantially by wealth migration from high-tax states, while mid-tier affordability has been squeezed by higher insurance and carrying costs.

Hollywood

posted the steepest average decline of the original six cities (-3.93%), and still ranks third overall once Dania Beach and Hallandale Beach are added. Its five-year run (+35.4% average) was among Broward’s strongest during the pandemic migration wave, and as a historically affordable beach-adjacent city it’s now giving back the most of that gain as rate-sensitive buyers pull back — the same “ran hardest, correcting hardest” pattern seen in Homestead.

Hallandale Beach

— the small oceanfront city sandwiched between Hollywood and Aventura, best known for its dense beachfront condo corridor — posts the second-steepest average decline (-4.09%) and the strongest 5-year run of the group (+36.7%). The SFR pocket screened here sits west of that condo corridor, tracking the same “ran hardest, correcting hardest” pattern as neighboring Hollywood, right down to a similar cash-flow profile (9.0% yield vs. Hollywood’s 6.6%, reflecting Hallandale’s lower price base).

Dania Beach

posts the single steepest average decline in this table (-4.27%). Local brokerage reporting describes a market that isn’t very competitive right now — homes routinely selling below list and spending well over 100 days on market — alongside a wave of new development (the large mixed-use Dania Pointe project among it) adding competing supply in a small city of under 30,000 residents. A small city absorbing a large new-construction pipeline while sitting between Fort Lauderdale-Hollywood International Airport and Port Everglades is a plausible explanation for why resale values are softening here faster than almost anywhere else in Broward, even against a still-strong +31.1% five-year run.

Miramar & Pembroke Pines

are the more counterintuitive cases: both are averaging price softness (-3.0% to -3.1% YoY) even as local MLS reporting describes them as tightening, seller-leaning markets — single-family inventory fell 23% year-over-year in Pembroke Pines and 31% in Miramar, yet Miramar’s median sale price still fell about 6% from a year earlier. Read: newer-construction family suburbs normalizing off an unsustainable 2021–2023 peak, where supply pulled back before price fully caught up.

Pompano Beach

sits in between at -2.31% — inland ZIPs down 3.0–3.6%, its beachside ZIP nearly flat — landing closer to the middle than either extreme.

West Palm Beach

shows the smallest average decline (-0.40%) only because one close-in, historic ZIP (33405 — SoSo/El Cid) is up +5.21% YoY, offsetting ~2% softness across its more suburban ZIPs. Same pattern as Boca Raton and Palm Beach: walkable, downtown-adjacent locations are absorbing wealth-migration demand the outer suburbs aren’t seeing.

Insurance premiums, not price, are now the negotiating lever.

Coastal Miami-Dade single-family homes are commonly quoted between $9,000 and $18,000 a year, and 2026 buyers are increasingly negotiating on insurability rather than sticker price — walking away or demanding concessions when a wind-mitigation or 4-point inspection comes back unfavorable. This directly supports Section 03’s finding: Miami’s friction shows up in time-to-pending, not price-cut frequency — deals stall in insurance underwriting, not price negotiation.

Condo-specific reserve mandates are compounding the effect

(relevant if extending this thesis beyond SFR). Post-Surfside reforms under SB 4-D / HB 913 now require condo boards to fully fund Structural Integrity Reserve Studies for buildings three stories and up, with no waivers for critical structural components; the extended SIRS deadline (Dec. 31, 2025) has passed, and 2026 budgets must reflect full funding. Separately, Fannie Mae’s Lender Letter LL-2026-03 raises minimum condo reserve contributions to 15% of budget and retires “Limited Review” financing, effective Aug. 3, 2026. One property manager’s account cited HOA fees in some Miami-Dade buildings going from $650/mo to $1,400/mo in two years, with older pre-1990s coastal towers seeing the steepest value hits. This dataset is single-family (SFR ZHVI) — this risk applies if extending the thesis to Miami-Dade condo inventory, a segment not covered in the files provided.

Why this matters for the Section 02 thesis. A market where local incomes can’t clear the affordability bar leans structurally on non-local demand — cash buyers, investors, out-of-state and international wealth migration, the same dynamic behind Section 1D’s coastal-trophy-ZIP gains. That’s a durable tailwind while migration continues, but it’s also a demand-side ceiling risk: if migration-driven demand ever cools, Miami has a shallower pool of local move-up buyers able to absorb inventory at current prices than a more affordably-priced metro would. This reinforces treating the coastal trophy corridor as a wealth-migration-dependent equity play rather than a broad-based, income-supported one — and strengthens the case for the inland workforce corridor, where prices sit closer to what local incomes can actually clear.