Brevard County Real Estate 2025 Year in Review + 2026 Market Predictions

By Lourdes Sliwa | Space Coast Real Estate Agent | January 2026

A comprehensive analysis of Brevard County's 2025 housing market with data-driven predictions for 2026, covering Satellite Beach, Indian Harbour Beach, Melbourne Beach, and all of Brevard County, Florida.

Executive Summary

The Brevard County real estate market in 2025 told a story of three distinct phases: an optimistic spring with strong sales despite rising inventory, a challenging summer and fall slowdown with homes sitting longer on the market, and a surprising December rebound that set the stage for 2026. Contrary to popular belief, prices remained remarkably stable throughout the year, with median home prices fluctuating only 8-9% between the year's high and low points. The year ended with declining inventory, surging buyer activity, and renewed market momentum heading into 2026.

Key 2025 Takeaways:

• 12,449 homes sold in Brevard County (down from approximately 13,000 in 2024)

• Inventory peaked at 6,205 homes in April, ended at 5,191 in December

• Average home prices ranged from $410,000 to $453,525, with median prices between $349,000 and $380,000

• Days on market fluctuated from 91 to 109 days depending on season

• December 2025 saw a 20.6% surge in sales and the first sustained inventory decline in months

2026 Predictions:

• Mild seller's market expected by spring 2026

• 3-5% price appreciation anticipated

• Inventory stabilizing between 4,500-5,500 homes

• Total sales projected at 13,000-14,000 transactions

• Interest rates becoming less of a decision-making factor for buyers

The Three Acts of 2025: Understanding Brevard County's Real Estate Journey

Act One: January Through April – The Optimistic Start

The year began with cautious optimism. January 2025 opened with 5,565 homes on the market, representing a 28.7% increase from January 2024. Despite this inventory surge, the market showed resilience.

Q1 2025 Market Data:

• January 2025: 784 sales, average price $453,525, median price $380,000

• February 2025: Sales momentum building

• March 2025: Spring buying season begins

• April 2025: Peak inventory of 6,205 homes (26% increase year-over-year), 1,233 sales

Spring traditionally brings the strongest buyer activity to the Space Coast, and 2025 was no exception. April and May delivered the year's highest transaction volumes, with May hitting 1,315 sales. What made this period remarkable was that despite inventory nearly doubling compared to 2023 levels, average home prices remained stable in the $440,000-$450,000 range.

This first act demonstrated that the Brevard County market could absorb significantly more inventory than in previous years without experiencing the price crashes that fearful sellers and waiting buyers had anticipated.

Act Two: May Through October – The Great Slowdown

Summer brought the challenges that defined much of 2025 for frustrated sellers. While inventory remained elevated between 5,800 and 6,200 homes, sales began a steady decline that lasted through October.

Summer/Fall 2025 Sales Decline:

• June: 1,101 sales (down 16% from May)

• July: 1,111 sales

• August: 1,044 sales

• September: 966 sales

• October: 916 sales

This represents a loss of nearly 400 transactions per month from the spring peak to fall. Days on market stretched from 91 days in April to 109 days by October. Sellers faced the reality of competing with over 6,000 other listings while buyer activity slowed.

During this period, I heard the same frustrations repeatedly: "Why isn't my house selling?" The answer was clear in the data: high competition, selective buyers, and the importance of pricing and presentation had never been more critical.

What's notable is what didn't happen during Act Two: Despite the sales slowdown and high inventory, prices didn't crash. Average prices fluctuated between $423,000 and $434,000, and median prices held in the $349,000-$365,000 range. This demonstrated underlying strength in the Brevard County market that many observers missed while focused on the sales slowdown.

Act Three: November and December – The Surprise Ending

The market's year-end performance caught many by surprise, including seasoned observers who expected the typical holiday slowdown.

Q4 2025 Market Shift:

• October: 5,565 homes available, 885 sales

• November: 5,391 homes available (3.1% decline), 885 sales

• December: 5,191 homes available (6.7% total decline from October), 1,067 sales (20.6% increase from November)

December's performance was extraordinary for several reasons. First, inventory declined for two consecutive months after remaining stubbornly high throughout the summer and fall. Second, December typically sees reduced buyer activity due to holidays, yet 2025 delivered 1,067 sales—the highest monthly total since May.

This wasn't a minor uptick; it was a fundamental shift in market dynamics that signals changing buyer psychology and sets up 2026's trajectory.

Debunking the Biggest Myths About Brevard County Real Estate in 2025

Myth #1: "Prices Are Crashing in Brevard County"

This narrative dominated conversations throughout 2025, with buyers telling me they were waiting for the crash and sellers panicking about falling values.

The Reality:

Looking at median home prices (which I consider more reliable than averages because they're not skewed by extremely high or low sales):

• Highest point (January): $380,000

• Lowest point (November): $349,000

• Year-end (December): $355,000

• Total variance: Less than 9% for the entire year

For comparison, during the 2008 housing crisis, Brevard County prices dropped 20-40% over several years. The 2025 fluctuation wasn't a crash; it was normal market stabilization after the unprecedented run-up of 2020-2022.

Average prices told a similar story, ranging from $410,000 (November low) to $453,525 (January high), ending December at $437,000. These are stable price patterns, not a collapsing market.

Myth #2: "It's a Terrible Time to Sell in Brevard County"

With 6,000+ competing listings and homes sitting 100+ days on the market during summer and fall, it's understandable why sellers felt pessimistic.

The Reality:

12,449 homes successfully sold in Brevard County in 2025. While that's down from approximately 13,000 in 2024, it represents thousands of successful transactions. The difference between homes that sold and homes that sat came down to three factors:

1. Pricing at market value from day one: Sellers who priced based on actual sold comparables (not active listing prices or their desired number) received offers. Those who started 5-10% above market sat while competitors sold.
   
   

2. Professional presentation: In a market with abundant inventory, buyers shop online first. Homes with professional photography, proper staging, and updated presentation received showings and offers. Poorly presented homes were scrolled past.
   
   

3. Strategic marketing: Sellers working with agents who actively marketed properties across multiple Digital Marketing platforms, used video content, and had strong online presences had significant advantages over those relying on passive MLS listings.
   
   

The market wasn't terrible for sellers; it was selective. Quality properties at market prices sold. Overpriced or poorly presented homes struggled.

Myth #3: "Inventory Will Keep Growing Forever"

Throughout spring and summer 2025, there was genuine concern that Brevard County inventory would continue climbing indefinitely, potentially reaching 8,000 or 10,000 listings.

The Reality:

The market self-corrected naturally:

• Peak inventory: 6,205 homes (April 2025)

• Year-end inventory: 5,191 homes (December 2025)

• Net change: 16.3% decline from peak

Several factors drove this correction:

1. Market testers withdrew: Sellers who listed "just to see what we could get" pulled properties when they didn't sell immediately.
   
   

2. Unrealistic sellers gave up: Those with inflated price expectations either adjusted pricing (and sold) or removed listings.
   
   

3. Inventory got absorbed: The December sales surge alone absorbed significant inventory.
   
   

The inventory glut was real but temporary, demonstrating the market's ability to self-regulate.

What Actually Drove the Brevard County Market in 2025

Interest Rates and Buyer Psychology

Mortgage rates stayed in the mid-6% to low-7% range for most of 2025, higher than the 3-4% rates buyers had enjoyed in 2020-2021 but far from the double-digit rates of the 1980s.

The impact of rates on 2025 buyer behavior was more psychological than mathematical. Throughout the year, buyers kept waiting for rates to drop to 5%, then 4.5%, based on predictions that never happened. This "wait and see" mentality kept many qualified buyers on the sidelines.

What changed in December? I believe buyers had an epiphany: they'd been waiting for two years, paid thousands in rent, and rates weren't dropping to their target numbers. The psychological shift from "I'll buy when rates hit X%" to "I'll buy when I find the right house at the right price" unlocked pent-up demand.

National Economic Uncertainty

2025 was an unusual year economically. As a post election year, there was significant uncertainty about future policies, tax implications, and economic direction. Combined with ongoing inflation concerns and periodic recession fears, many potential buyers and sellers simply waited.

This uncertainty particularly impacted the summer and fall slowdown. When people feel uncertain about the economy, they delay major financial decisions like home purchases.

Amplified Seasonal Patterns

Real estate markets always have seasonal patterns—spring is busy, summer slows, fall picks up slightly, winter quiets down. In 2025, these patterns were exaggerated.

Monthly Sales Comparison:

• Spring peak (April-May): 1,200-1,300+ sales per month

• Summer/fall trough (September-October): 900-950 sales per month

• Winter surprise (December): 1,067 sales

The high inventory levels gave buyers permission to be extremely selective, stretching decision timelines and amplifying normal seasonal variations.

The December Psychological Shift

Something fundamental changed in buyer psychology in December 2025. Some factors that contributed to that change:

1. Tax deadline motivation: Closing before year-end offered potential tax benefits for 2025

2. Rate reality acceptance: Recognition that 6-7% rates might be the "new normal"

3. Price stability observation: Smart buyers noticed prices held steady all year

4. Fresh start desire: The symbolic appeal of starting 2026 in a new home

5. FOMO (Fear of Missing Out): Watching inventory decline created urgency

Whatever the exact causes, December proved that when buyers decide to move, markets can shift quickly.

What are predictions for the 2026 Brevard County Real Estate Market?

Prediction #1: Mild Seller's Market by Spring 2026

My confidence level: 75%

The absorption rate, the number of months it would take to sell all current inventory at the current sales pace, ended December 2025 at 4.69 months. Real estate professionals generally consider:

• Below 4 months: Seller's market

• 4-6 months: Balanced market

• Above 6 months: Buyer's market

We're just 0.69 months away from seller's market territory. Here's why I expect us to cross that threshold by spring:

Supporting factors:

1. Inventory typically declines January-March: Fewer sellers list during winter months

2. December momentum continuing: If the buyer activity surge persists into Q1 2026

3. Historical patterns: Spring typically brings the year's highest buyer activity

What a mild seller's market means:

• Multiple offers on well-priced homes in desirable areas like Satellite Beach, Indian Harbour Beach, and Melbourne Beach

• Faster market times (60-75 days instead of 100+)

• Less negotiating room for buyers on price, closing costs, and repairs

• Sellers regaining some pricing power without returning to 2021-style bidding wars

What could prevent this: A significant economic downturn, dramatic interest rate increases, or a major employer leaving the Space Coast could keep us in balanced territory.

Prediction #2: 3-5% Price Appreciation

My confidence level: 70%

After a year of price stability (less than 9% variance), I anticipate modest but steady appreciation in 2026.

Supporting factors:

1. December established the floor: Average prices bounced from $410,000 (November) to $437,000 (December), with median prices at $355,000. Buyers demonstrated willingness to pay current market rates.
   
   

2. Declining inventory + renewed demand = upward pressure: Basic supply and demand economics suggest that if inventory continues declining while buyer activity remains strong, prices will rise.
   
   

3. Inflation and replacement costs: Building costs haven't declined, which supports existing home values.
   
   

4. Space Coast desirability remains high: Our location, climate, employment opportunities (aerospace, tech, healthcare), and quality of life continue attracting buyers. I used to call this area the next kept secret in Florida. Well, it’s been discovered .
   
   

Price projection:

• Current average (December 2025): $437,000
  
  

• Projected December 2026: $450,000-$465,000
  
  

• Percentage increase: 3-6%
  
  

• Current median (December 2025): $355,000
  
  

• Projected December 2026: $365,000-$375,000
  
  

• Percentage increase: 3-5.5%
  
  

This is healthy, sustainable appreciation, not the 20-30% annual jumps of 2020-2021 that were clearly unsustainable.

What could accelerate appreciation: Significantly dropping interest rates, major employer expansion on Space Coast, or inventory declining below 4,500 homes.

What could slow appreciation: Economic recession, interest rate increases, or major insurance cost increases.

Prediction #3: Inventory Stabilizes at 4,500-5,500 Homes

My confidence level: 80%

I don't believe we're returning to the artificially low inventory of early 2023 (3,200 homes), nor do I expect another surge to 6,200+ homes like April 2025.

My reasoning:

The 5,000-home inventory level appears to be Brevard County's "new normal" for several reasons:

1. Historical context: Before the pandemic distortions of 2020-2021, Brevard typically had 4,000-6,000 homes available
   
   

2. Market balance: This level provides enough selection for buyers without overwhelming sellers
   
   

3. Natural equilibrium: We've seen the market self-correct from both too-low (2022-early 2023) and too-high (spring-summer 2025) inventory
   
   

Seasonal fluctuations within this range:

• Winter (January-March): Lower end, 4,500-4,800 homes

• Spring (April-June): Peak, 5,200-5,500 homes

• Summer-Fall (July-November): Mid-range, 4,800-5,200 homes

• December: Declining, 4,600-4,900 homes

This inventory level supports a healthy, functional market where buyers have meaningful choices and sellers can sell within reasonable timeframes.

Prediction #4: Sales Volume Will Exceed 2025

My confidence level: 65%

If December's surge represents a trend rather than an anomaly, 2026 could see 13,000-14,000 total transactions.

Here's my math:

• 2025 total sales: Approximately 12,449

• 2024 total sales: Approximately 13,000

• December 2025 monthly rate: 1,067 sales

If monthly sales average 1,100 throughout 2026 (accounting for strong spring, slower summer, solid fall), we'd hit 13,200 transactions. If spring 2026 is particularly strong due to pent-up demand, we could approach 14,000.

Supporting factors:

1. Improved buyer confidence: Two years of stable prices demonstrated the market won't crash

2. Pent-up demand release: Buyers who waited through 2024-2025 entering the market

3. Demographic factors: Continued migration to Florida and the Space Coast

4. Rate psychology shift: Buyers accepting current rates rather than waiting for unrealistic drops

What could limit sales growth: Economic downturn, affordability constraints from rising prices, or insurance availability issues.

Prediction #5: Interest Rates Will Matter Less

My confidence level: 60%

This might be my most controversial prediction, but I genuinely believe we'll see a psychological shift in how buyers approach interest rates.

Why rates will become less central to decisions:

1. Reality acceptance: After two years of waiting for 4% rates that never arrived, buyers are accepting that 6-7% may be the foreseeable reality
   
   

2. Historical context awareness: More buyers understanding that 6-7% is actually normal by historical standards (rates averaged 7-8% in the 1990s-2000s)
   
   

3. Opportunity cost recognition: Buyers realizing that waiting costs them in rent payments and potential appreciation
   
   

4. Refinance optionality: Understanding they can refinance if rates do drop, but they can't recapture lost time or force prices back down
   
   

This doesn't mean rates don't matter at all. They absolutely impact affordability and monthly payments. But I expect the decision process to shift from "I'll buy when rates hit X%" to "Does this home work for my budget at current rates?"

What could prove me wrong: If rates suddenly drop to 4-5%, that would obviously become a major decision factor again.

The Wild Card: Political and Economic Factors

2026 is a midterm election year, which historically creates some economic and policy uncertainty. Depending on election outcomes and subsequent policy changes, we could see impacts on:

• Tax policies affecting homeownership

• Federal Reserve interest rate decisions

• Employment and economic growth on the Space Coast

• Insurance regulations and costs

However, based purely on local Brevard County market dynamics and the momentum we're seeing, I'm optimistic about 2026 even accounting for these uncertainties.

Strategic Advice: What Buyers and Sellers Should Do in 2026

For Buyers Planning to Purchase in 2026

1. Act in Q1 (January-March) Before the Spring Rush

January and February 2026 represent your optimal buying window. Here's why:

Advantages of winter buying:

• Inventory still decent (4,500-5,000 homes)

• Less competition from other buyers

• Sellers on the market in winter tend to be motivated (not just testing)

• More negotiating leverage before the spring surge

By March, April, and May, if my predictions are accurate, you could be competing with multiple offers on desirable properties. The difference between making an offer in February versus April could mean the difference between negotiating price down and bidding price up.

Action items:

• Get pre-approved now (not just pre-qualified—actual underwriting approval)

• Research neighborhoods thoroughly (drive them on weekdays and weekends)

• Work with an agent who knows your target areas intimately

• Be ready to view homes within 24 hours of listing

2. Stop Timing the Interest Rate Market

I say this with empathy, having watched countless buyers wait for two years: you cannot successfully time interest rates.

Consider this scenario:

A buyer waiting since January 2024 for rates to drop to 5%:

• Rent paid (24 months at $2,000/month): $48,000

• Potential home appreciation (conservative 5%): $20,000-$25,000

• Total opportunity cost: $68,000-$73,000

Even if rates do eventually drop, you can refinance. You cannot recapture lost time or force home prices backward.

Better approach: Focus on the monthly payment you can comfortably afford and the home that meets your needs. If you can afford the payment at 6.5% interest, buy when you find the right house. If rates drop to 5.5% in two years, refinance and enjoy the lower payment. You'll still be ahead of someone who waited.

3. Use Your Negotiating Power NOW

Right now (early 2026), you still have negotiating leverage:

• Price negotiations: Homes sitting 60-90 days have motivated sellers

• Closing cost assistance: Sellers may contribute to your closing costs

• Repair requests: You can ask for repairs or credits

• Seller concessions: Timing flexibility, including appliances, etc.

By spring, if we transition to a seller's market, this leverage evaporates. You'll be making your best offer upfront with few contingencies to compete.

Homes that have been on the market 60+ days right now are opportunities. Those sellers are flexible. In three months, those homes will be sold, and you'll be fighting over new listings.

4. Be Ready to Move Fast

The "I need to think about it for a week" buyers will lose in 2026.

Preparation checklist:

• Pre-approval letter in hand (updated within 30 days)

• Down payment funds liquid and accessible

• Know your must-haves vs. nice-to-haves

• Home inspector identified and available

• Be able to view homes within 24 hours of listing

In a seller's market, good properties receive offers within days, not weeks. If you're not prepared to act quickly, you'll miss opportunities.

For Sellers Planning to List in 2026

1. List Late February Through March

Timing your listing correctly can mean thousands of dollars difference in final sale price.

Why late February/March is optimal:

• Catches early buyers: Serious buyers who want to close before spring competition heats up

• Front-and-center when spring surge hits: Your listing is fresh when the traditional March/April buyer influx begins

• Avoids May oversupply: Too many sellers wait until May, creating sudden competition

Poor timing examples:

• Listing in January: Fewer buyers, may sit longer than necessary

• Listing in May: Competing with everyone else who had the same "spring selling" idea

• Listing in summer: Lower buyer activity seasonally

Best timing: List Thursday or Friday, late February through mid-March. Homes listed Thursday/Friday get weekend showing traffic immediately, and late February/March catches the market sweet spot.

2. Price at Market Value, Not 5-10% Above

This is the most common seller mistake I see, and it costs thousands.

Here's what happens when you overprice:

• Days 1-14: Few showings, limited interest, no offers

• Days 15-30: Listing goes "stale" online, buyers assume something's wrong

• Days 31-60: Forced to reduce price, but now fighting "days on market" stigma

• Days 61+: Multiple price reductions, selling for less than if priced correctly initially

Correct pricing strategy:

1. Look at SOLD homes (not active listings) from last 60 days in your specific neighborhood

2. Price within 2-3% of those sold comparables

3. Consider pricing slightly under market to generate immediate activity and potentially multiple offers

Example: If comparable homes in your Satellite Beach neighborhood sold for $625,000-$650,000 in the past 60 days, price at $635,000-$639,000. Don't price at $675,000 hoping to negotiate down. You'll sit while correctly-priced homes sell.

The math: A home priced right at $640,000 that sells in 14 days nets you more than a home priced at $675,000 that sits 90 days, gets reduced to $655,000, then $640,000, and finally sells at $625,000 after negotiations.

3. Invest in Presentation Like Your Sale Depends On It—Because It Does

With 5,000+ competing homes, buyers shop online first. If your listing doesn't look amazing in photos, they won't schedule a showing.

Non-negotiable investments:

Professional photography: $200-$700

• Use a professional real estate photographer (not your agent's iPhone)

• Schedule during optimal lighting (morning or late afternoon)

• Have the home completely show-ready

Staging or decluttering: $0-$2,000

• Minimum: Remove 50% of furniture and personal items, deep clean, fresh flowers

• Better: Professional staging consultation

• Best: Full professional staging (particularly for vacant homes)

Strategic updates: $500-$3,000

• Fresh neutral paint throughout

• Professional landscaping and curb appeal

• Updated light fixtures (cheap but high impact)

• Deep cleaning including carpets, windows, grout

What NOT to do:

• Major renovations (you won't recoup costs in time to market)

• Over-personalized updates (bright accent walls, unique tile patterns)

• Partial updates (one updated room highlights how dated the rest is)

ROI reality: These investments typically return 200-500%. A $2,000 investment in staging and photography can easily result in a $5,000-$10,000 higher sale price and 30-40 fewer days on market.

4. Choose Your Agent Based on Marketing Expertise

The "any agent can sell my home" days are over. In a competitive market with thousands of listings, marketing separates sold from sitting.

What to look for in a 2026 agent:

Strong online presence:

• Active on Instagram, Facebook, YouTube with regular market content

• Professional website with current listings featured

• Email marketing to a database of buyers

Professional marketing materials:

• Invests in professional photography and video for every listing

• Creates property websites or virtual tours

• Uses drone photography for appropriate properties

• Produces video walkthroughs and social media content

Local expertise:

• Knows recent sales in your specific neighborhood (not just Brevard generally)

• Can price accurately based on current comparable sales

• Understands what buyers in your area prioritize

Proactive communication:

• Provides regular updates on showings, feedback, market conditions

• Responds quickly to inquiries and offers

• Strategizes actively rather than just posting and waiting

Red flags:

• Agent who suggests listing price significantly above recent sales "to leave negotiating room"

• No professional photography or marketing plan

• Part-time agent or agent juggling 20+ listings simultaneously

• Poor online reviews or presence

Interview multiple agents: Ask specifically:

• "What's your marketing plan for my property?"

• "How many homes in my neighborhood have you sold in the past year?"

• "What will make my listing stand out from the 5,000 other homes available?"

The right agent in 2026 is worth their commission in marketing value alone.

For Those Watching and Learning (Not Buying/Selling Immediately)

Even if you're not planning to buy or sell in 2026, staying informed helps you make better decisions when you are ready.

1. Subscribe to Local Market Updates

National news about real estate rarely applies to your specific market. Brevard County can trend differently from Miami, Tampa, or Jacksonville, and Satellite Beach can trend differently from West Melbourne.

Where to get reliable local information:

• Subscribe to this blog for monthly Brevard County market data

• Follow local real estate agents who provide data (not just listings)

• Review monthly absorption rates, inventory levels, and median price trends

What to ignore:

• Clickbait headlines about national real estate "crashes" or "booms"

• Anecdotal stories from friends in other markets

• Predictions without supporting local data

2. Track Your Specific Neighborhood

Brevard County is diverse, and market conditions vary significantly by area.

Satellite Beach vs. Palm Bay vs. Viera vs. Melbourne Beach: These markets can have different inventory levels, price points, buyer demographics, and trends.

Get neighborhood-specific data:

• Recent sales (what similar homes actually sold for, not listing prices)

• Current inventory in your neighborhood

• Average days on market for your area

• Buyer demographic (families, retirees, investors)

Contact me for a customized neighborhood report for your specific area of interest.

3. Build Your Team Now

Don't wait until you're ready to buy or sell to find your professionals. Build relationships now so when you're ready to move, you have trusted advisors.

Essential team members:

Mortgage lender:

• Can pre-qualify you now to know your budget

• Explains program options (conventional, FHA, VA, etc.)

• Tracks rate trends and can advise on timing

Real estate agent:

• Knows your target neighborhoods intimately

• Can send listings matching your criteria

• Provides market insights specific to your situation

Insurance agent:

• Can quote both homeowners and flood insurance

• Explains coverage options and costs

• Critical in Florida's current insurance environment

Home inspector:

• Pre-identify a reputable inspector

• Understand what they look for and typical costs

• Having this relationship established speeds the buying process

Starting these relationships 6-12 months before you need them means you're not scrambling when you find the perfect home or decide to sell.

4. Build Financial Reserves

Whether buying or selling, having cash reserves gives you power.

For buyers:

• Can make strong offers without financing contingencies

• Can cover unexpected inspection repairs

• Can afford to move quickly on opportunities

For sellers:

• Can turn down lowball offers without financial stress

• Can afford to wait for the right offer rather than accepting the first

• Can handle carrying costs if sale takes longer than expected

Target: 6 months of expenses in liquid savings beyond your down payment or moving costs. This financial cushion is the ultimate negotiating tool—it lets you make decisions based on what's right, not what's necessary due to financial pressure.

Frequently Asked Questions (FAQ)

General Brevard County Real Estate Market Questions

Q: Is now a good time to buy a house in Brevard County?

A: Early 2026 (January-March) is an excellent time for buyers. You currently have decent inventory selection (around 5,000-5,200 homes), less competition from other buyers than you'll face in spring, and sellers are motivated. Based on market data, we're transitioning from a buyer's to a balanced/mild seller's market, which means your negotiating power is higher now than it will be in 3-6 months. If you're financially ready and find a home meeting your needs at a price you can afford, waiting further hoping for better conditions may cost you more than acting now.

Q: Should I wait for interest rates to drop before buying?

A: Buyers have been waiting for rates to drop to 4-5% since 2022, and it hasn't happened. Current rates (mid-6% to low-7%) are actually historically normal—rates averaged 7-8% in the 1990s-2000s. The opportunity cost of waiting (rent payments plus potential home appreciation) typically exceeds the benefit of slightly lower rates. Additionally, you can always refinance if rates drop significantly, but you can't recapture lost time or force prices backward. Focus on whether the monthly payment works for your budget at current rates, not on timing the perfect rate.

Q: Are home prices going to crash in Brevard County?

A: The data from 2025 strongly suggests no. Despite high inventory, longer market times, and buyer hesitation, Brevard County median home prices fluctuated less than 9% throughout the entire year (ranging from $349,000 to $380,000). Compare this to the 2008 housing crisis when prices dropped 20-40%. The 2025 market demonstrated price stability, not crash conditions. For 2026, I'm predicting modest 3-5% appreciation based on declining inventory, renewed buyer demand, and fundamental supply-demand dynamics. Markets don't crash when inventory is declining and sales are increasing—which is exactly what we saw at the end of 2025.

Q: How long are homes sitting on the market in Brevard County?

A: It varies significantly by price point, location, and condition. As of December 2025, the average was approximately 95-100 days on market. However, this average is misleading because:

• Well-priced homes in desirable areas (Satellite Beach, Indian Harbour Beach, Melbourne Beach waterfront) in good condition: 30-60 days

• Average homes priced at market value: 60-90 days

• Overpriced or poorly presented homes: 120+ days

In a transitioning market like we have now, the gap between "good" and "mediocre" listings widens. Professional presentation and accurate pricing matter more than ever.

Q: What areas of Brevard County have the strongest real estate markets?

A: The barrier island communities (Satellite Beach, Indian Harbour Beach, Melbourne Beach, Indialantic) consistently show the strongest demand due to beach proximity, good schools, and limited inventory. These areas typically have lower inventory, faster sales, and more price stability than mainland communities. However, "strongest" depends on your budget and needs. Viera offers excellent schools and amenities at different price points, while West Melbourne and Palm Bay offer more affordable options with good growth potential. Each area has its own micro-market dynamics.

Q: Is Brevard County still a good place to invest in real estate?

A: Yes, for several reasons: (1) Continued population growth and migration to Florida, (2) Strong employment base with aerospace, technology, and healthcare sectors, (3) Quality of life and climate attractiveness, (4) Relative affordability compared to other Florida coastal markets like South Florida or Southwest Florida, (5) Space Coast economic development and innovation. However, investment success depends on strategy—long-term buy-and-hold in good locations has historically performed well, while short-term flipping is riskier in the current market. Rental demand remains strong, particularly for well-located properties.

Buying-Specific Questions

Q: How much do I need for a down payment in Brevard County?

A: It depends on your loan type:

• Conventional loans: Typically 5-20% (3% for first-time buyers with certain programs)

• FHA loans: 3.5% minimum

• VA loans: $0 down for qualified veterans

• USDA loans: $0 down in eligible rural areas

For Brevard County's median price of approximately $355,000, this means:

• 5% down: $17,750

• 10% down: $35,500

• 20% down: $71,000

Important: You also need closing costs (typically 2-5% of purchase price) and reserves. Many first-time buyers successfully purchase with 3-5% down using FHA or first-time buyer programs.

Q: What credit score do I need to buy a house in Brevard County?

A: Minimum requirements:

• FHA loans: 580 credit score (500-579 with 10% down)

• Conventional loans: Typically 620 minimum (better rates with 680+)

• VA loans: No official minimum, but most lenders want 620+

• USDA loans: Typically 640 minimum

However, higher scores get you better interest rates. The difference between a 620 and 740 credit score can be 0.5-1% in interest rate, which on a $350,000 loan is $50-$100+ per month.

Q: Should I use a local Brevard County real estate agent or can I work with anyone?

A: Strongly recommend using a local agent who specializes in Brevard County (and ideally your target area specifically). Local agents:

• Know neighborhood nuances that don't show up in MLS listings

• Understand local market timing and seasonal patterns

• Have relationships with local inspectors, contractors, lenders

• Can accurately assess value based on local comparables

• Understand local issues (flood zones, HOAs, beach access, school districts)

An agent who primarily works in Orlando or another county won't have this hyper-local knowledge, which can cost you thousands in overpaying or missing issues.

Q: What are the hidden costs of buying a home in Brevard County?

A: Beyond down payment and closing costs, budget for:

• Homeowners insurance: $1,500-$4,000+ annually (higher for flood zones or older homes)

• Flood insurance: $400-$2,000+ annually if required (common in coastal Brevard)

• Property taxes: Approximately 1-1.2% of assessed value annually

• HOA fees: $0-$500+ monthly depending on community

• Home inspection: $400-$600

• Immediate repairs/updates: Budget 1-2% of purchase price for unexpected items

• Moving costs: $1,000-$5,000 depending on distance and amount

For a $400,000 home in Brevard County, total monthly housing costs (including insurance, taxes, HOA) can be $400-$800 beyond your mortgage payment.

Q: Is it better to buy new construction or an existing home in Brevard County?

A: Each has advantages:

New construction pros: Modern features, warranty coverage, energy efficiency, less immediate maintenance, can customize finishes New construction cons: Higher price per square foot, HOA fees often required, limited negotiating on price, potential construction delays, developing neighborhoods may lack mature landscaping

Existing home pros: More negotiating room on price, established neighborhoods with mature trees, often larger lots, can see exactly what you're getting, move-in ready timeline Existing home cons: Potential maintenance and repairs, may need updates, no warranty (unless recently renovated)

In Brevard County's current market, existing homes often offer better value per square foot, while new construction offers predictability and lower maintenance. Your choice should depend on budget, timeline, and personal preferences.

Selling-Specific Questions

Q: What's my Brevard County home worth?

A: Home value depends on:

• Recent comparable sales (last 60-90 days in your neighborhood)

• Your home's condition, updates, and features

• Lot size and location specifics

• Current market conditions

Online estimates (Zillow, Redfin, etc.) are often 5-15% inaccurate because they don't account for condition, updates, or micro-location factors. For an accurate valuation, request a comparative market analysis (CMA) from a local agent who will:

• Analyze recent sales of truly comparable homes

• Adjust for differences in condition, features, location

• Consider current market absorption rates and competition

• Provide a pricing strategy, not just a number

Contact me for a free, no-obligation CMA for your Brevard County property.

Q: How much does it cost to sell a home in Brevard County?

A: Typical seller costs:

• Real estate commission: 5-6% of sale price (split between listing and buyer's agents)

• Title insurance and closing costs: 1-2% of sale price

• Repairs/concessions: 0.5-2% (if negotiated with buyer)

• Pre-listing repairs/updates: Variable ($1,000-$10,000+)

• Photography/staging: $500-$2,000

For a $400,000 home sale, expect total costs of $26,000-$36,000, meaning you'd net approximately $364,000-$374,000 before paying off any existing mortgage.

Q: Should I make repairs before listing my Brevard County home?

A: Strategic repairs yes, major renovations no. Focus on:

Do:

• Fresh neutral paint throughout

• Deep cleaning (carpets, windows, grout)

• Fix obvious issues (leaky faucets, broken fixtures, damaged screens)

• Improve curb appeal (landscaping, pressure washing, mailbox)

• Professional photography

Don't:

• Kitchen or bathroom remodels (you won't recoup costs in time to market)

• Roof replacement (unless failing inspection—let buyer negotiate credits)

• Major systems replacement unless absolutely necessary

• Over-personalized updates that may not match buyer taste

ROI rule: If a repair/update won't return at least 75-100% of its cost in your sale price and will take more than a month to complete, skip it and price accordingly.

Q: Should I sell my Brevard County home before buying my next one?

A: This depends on your financial situation:

Sell first (recommended if):

• You need your equity for the down payment on your next home

• You have limited cash reserves

• You don't want to carry two mortgages

• You prefer certainty over timing convenience

Buy first (works if):

• You have substantial cash reserves or can access equity via HELOC

• You qualify for two mortgages simultaneously

• You want to avoid temporary housing

• Market conditions favor acting quickly as a buyer

Best of both: List your home with a suitable settlement contingency, or rent back from buyers for 30-60 days to bridge timing. Many sellers in Brevard County successfully negotiate post-closing occupancy to avoid moving twice.

Q: What's the best month to sell a home in Brevard County?

A: Based on historical data, the optimal listing window is late February through March. This catches early spring buyers while avoiding the May oversupply when everyone lists simultaneously.

Best times:

• Late February - Early March: Best for maximizing price and minimizing days on market

• April - Early May: Still good, but more competition from other sellers

• October - November: Second-best window for motivated buyers

Worst times:

• December - January: Fewest buyers due to holidays

• Summer (July-August): Heat and vacation season reduce buyer activity

• Late May: Too much seller competition from everyone with the same "spring selling" idea

However, if you need to sell now for personal reasons, don't wait for the "perfect" month—a well-priced, well-presented home sells in any season.

Brevard County-Specific Questions

Q: How does hurricane risk affect Brevard County real estate?

A: Hurricanes are a reality of coastal Florida living, but Brevard County has several mitigating factors:

• Located on the Atlantic coast with narrower hurricane strike window than Gulf coast

• Modern building codes (post-2002) require hurricane-resistant construction

• Many homes have impact windows/shutters and reinforced roofs

Impact on real estate:

• Insurance costs are higher in flood zones and for older homes

• Properties with hurricane protection features command premium prices

• Post-storm recovery historically strong (property values rebound quickly)

• Buyers from hurricane-free areas may hesitate, but Florida residents understand and accept the risk

If buying: Verify flood zone status, insurance costs, and hurricane protection features. Budget for potential storm prep and higher insurance.

If selling: Hurricane protection features (impact windows, new roof, generator hookup) are valuable selling points worth highlighting.

Q: What's the flood insurance situation in Brevard County?

A: Flood insurance is required if you're in a FEMA-designated flood zone (A, V, or VE) with a mortgage. Many coastal Brevard properties are in these zones.

Current situation:

• FEMA is re-mapping flood zones (some properties being re-classified)

• Flood insurance costs have increased significantly (some policies $2,000-$4,000+ annually)

• New FEMA Risk Rating 2.0 uses more detailed property risk assessment

Before buying:

• Check flood zone designation for any property

• Get flood insurance quote during due diligence

• Consider if annual flood insurance cost fits your budget

• Ask seller for current flood insurance policy details

Some properties: Elevation certificates can reduce insurance costs significantly if home is built above base flood elevation.

Q: Are there good schools in Brevard County?

A: Brevard County has several highly-rated schools, particularly in certain areas:

Top-rated areas for schools:

• Satellite Beach

• Viera

• Melbourne Beach

• West Melbourne

Resources:

• GreatSchools.org ratings

• Florida Department of Education report cards

• Talk to families in neighborhoods you're considering

Important: School zones can significantly affect property values. Homes in desirable school zones often command 10-20% premiums. If schools are important to you, research the specific school zones, not just general area reputation, before making an offer.

Q: What's the job market like in Brevard County?

A: Brevard County's economy is diverse and growing:

Major employers:

• Aerospace industry (SpaceX, Blue Origin, ULA, NASA contractors)

• Healthcare (Health First, Omni, Parrish Medical)

• Harris Corporation (L3Harris Technologies)

• Tourism and hospitality (Port Canaveral, Kennedy Space Center Visitor Complex)

• Military (Patrick Space Force Base)

Growth sectors:

• Space industry (significant expansion with commercial space)

• Technology and engineering

• Healthcare and medical services

• Remote workers relocating to the area

The Space Coast's unique aerospace concentration provides economic stability and attracts high-wage workers, which supports the real estate market. However, the market can be somewhat affected by federal space program budget changes.

Q: How does Brevard County compare to other Florida real estate markets?

A: Brevard County offers middle-ground pricing between expensive South Florida and cheaper North/Central Florida:

Price comparison (median home prices, approximate):

• Miami-Dade/Broward: $550,000-$650,000+

• Palm Beach County: $500,000-$600,000

• Brevard County: $355,000-$380,000

• Orlando area: $390,000-$425,000

• Tampa/St. Pete: $400,000-$450,000

• Jacksonville: $340,000-$375,000

Brevard advantages:

• More affordable than South Florida

• Beach access at lower prices than Southwest Florida

• Less crowded than Orlando/Tampa

• Strong employment base

• Space Coast unique character

Brevard challenges:

• Smaller market size than major metros

• More hurricane exposure than inland markets

• Less nightlife/culture than larger cities

• Flood insurance costs in coastal areas

Overall, Brevard offers the best value for coastal Florida living with good economic fundamentals.

2026 Market Prediction Questions

Q: You predict a seller's market by spring 2026—what does that mean for me as a buyer?

A: In a seller's market, demand exceeds supply, which means:

• Multiple offers: You'll likely compete with other buyers on desirable properties

• Less negotiating room: Sellers won't accept lowball offers or extensive repair requests

• Faster decisions required: Good properties go under contract in days, not weeks

• Fewer contingencies: Buyers with financing contingencies may lose to cash or conventional with larger down payments

• Potentially paying asking price or above: Unlike the buyer's market of mid-2025

What you should do:

• Get pre-approved (not just pre-qualified) before house hunting

• Be ready to view and make offers quickly

• Have your home inspector identified and available on short notice

• Make your strongest offer upfront rather than low-balling and negotiating up

• Consider acting now (Q1 2026) before we fully transition to seller's market

Q: If you're predicting 3-5% appreciation in 2026, should I buy now to avoid higher prices?

A: If you're ready to buy (financially, personally, and have found the right property), yes—acting sooner rather than later makes sense given the predicted appreciation and the current buyer-favorable conditions. Here's the math:

On a $400,000 home:

• 3% appreciation = $12,000 increase by end of 2026

• 5% appreciation = $20,000 increase by end of 2026

If you wait 6 months hoping for better conditions, you could pay $10,000-$20,000 more for the same house, plus you've paid 6 months of rent instead of building equity.

However: Don't buy just because you think prices will rise. Buy because:

• You're financially ready (stable income, good credit, down payment saved)

• You plan to stay in the area 3-5+ years

• You've found a home meeting your needs at a price you can afford

• The monthly payment works comfortably in your budget

Real estate should be a lifestyle decision first, investment second.

Q: What could cause your 2026 predictions to be wrong?

A: I base my predictions on current data and trends, but several factors could change the trajectory:

What could create a worse market:

• Significant recession or economic downturn

• Major employer leaving Space Coast

• Dramatic interest rate increases (to 8-9%+)

• Major changes to homeowner insurance availability or costs

• Natural disaster significantly damaging Brevard property

What could create an even stronger market:

• Interest rates dropping to 5% or below

• Major employer expansion in Brevard (more SpaceX jobs, new companies)

• Inventory dropping below 4,000 homes

• Significant migration wave to Florida/Brevard County

• Limited new construction due to regulatory or land constraints

My predictions assume: Relative economic stability, interest rates staying in the 6-7% range, no major catastrophic events, and current demographic and employment trends continuing. These are educated forecasts based on data, not guarantees.

Q: Should I trust your predictions or wait to see what actually happens?

A: You should use my predictions as one data point in your decision-making, not as the sole factor. Here's my advice:

Use predictions to:

• Understand current trends and likely trajectories

• Time your actions (listing in late February vs. May, for example)

• Set realistic expectations (not expecting 2021 seller's market or 2025 mid-year buyer's market to return)

• Prepare financially and strategically

Don't use predictions to:

• Try to time the absolute market bottom or peak

• Make decisions based solely on what might happen

• Delay action indefinitely waiting for perfect conditions

• Panic or make rushed decisions

Best approach: If you're ready to buy or sell based on your personal circumstances and the current market works for your goals, act now. If you're not ready personally/financially, use this time to prepare while staying informed about market trends.

The real estate market rewards those who make informed decisions based on current data and personal readiness, not those who try to perfectly time the market.

Final Thoughts: Brevard County Real Estate in 2026

After analyzing every month of 2025 data and considering all the factors at play, I'm cautiously optimistic about Brevard County real estate in 2026.

We're not returning to the unsustainable frenzy of 2021. We're also unlikely to see the extreme buyer's market conditions of mid-2025. Instead, we're heading toward a more balanced, healthy market where:

• Quality properties at fair prices sell within reasonable timeframes

• Buyers have meaningful selection without being overwhelmed by options

• Sellers can successfully sell with realistic expectations and good preparation

• Prices appreciate modestly in line with inflation and local economic growth

This is actually good news for everyone. Extreme markets—whether heavily favoring buyers or sellers—create stress, uncertainty, and poor decisions. Balanced markets create sustainable, healthy real estate transactions.

For buyers: You still have opportunity in early 2026 to find homes, negotiate reasonable terms, and buy before we transition to a seller's market. But that window is closing—by spring, conditions will favor sellers more.

For sellers: If you prepare properly (pricing right, professional presentation, strategic marketing), 2026 should be a good year to sell. The extreme buyer's market of mid-2025 is ending, and sellers are regaining some leverage.

For everyone: Stay informed with local, specific data for your target area. National headlines and predictions rarely apply to Brevard County specifically, and Brevard County trends don't necessarily apply to your specific neighborhood.

If you have questions about your specific situation, your neighborhood's market, or whether now is the right time for you to buy or sell, I'm here to help. Real estate decisions should be based on your personal circumstances, local market data, and expert guidance—not fear, speculation, or trying to time the perfect market.

About the Author

Lourdes Sliwa is a real estate agent specializing in Satellite Beach, Indian Harbour Beach, Melbourne Beach, and Indialantic on Florida's Space Coast. With a focus on education and client success, Lourdes provides monthly market updates, neighborhood-specific analysis, and honest guidance to buyers and sellers throughout Brevard County.

For monthly market updates, neighborhood reports, or to discuss your specific real estate goals, connect with Lourdes:

[Contact information, social media links, and website would go here]

This analysis is based on MLS data through December 2025 and represents market conditions at the time of publication (January 2026). Real estate markets change continuously, and past performance does not guarantee future results. Consult with a licensed real estate professional for current market conditions and advice specific to your situation.

Last updated: January 29, 2026 Market data source: Brevard County MLS, December 2025 reporting period Service areas: Satellite Beach, Indian Harbour Beach, Melbourne Beach, Indialantic, and all of Brevard County, Florida