By Gary Lanham | Contributing Columnist

If you’re thinking about selling a condo in Fort Lauderdale in 2026, the question I hear most often is this: Why are buyers suddenly so  cautious?

In my experience, the answer is simple – buyers are no longer just buying a unit. They’re buying into the financial and structural health of the entire building.

This shift has accelerated in the wake of the 2021 Surfside tragedy. New state requirements now call for milestone inspections and properly funded reserves. While these changes are critical for safety, they are also reshaping how condos are evaluated, priced, and sold across Fort Lauderdale and nearby markets like Pompano Beach.

What do buyers look for when buying a condo in Fort Lauderdale in 2026?

Today’s buyers are doing deeper due diligence earlier in the process. It’s no longer enough for a condo to show beautifully. Buyers want answers to questions like:

Are the reserves fully funded? 

Are there upcoming special assessments? 

What repairs or upgrades are planned? 

How stable are the building’s finances? 

If these answers aren’t clear – or raise concerns – buyers are far more likely to walk away quickly.

Why is pricing so critical for condo sellers right now?

Pricing a condo today is less about looking backward and more about anticipating buyer perception.

Buyers are factoring in rising HOA fees, insurance costs, and potential future assessments. As a result, units priced based on last year’s market conditions are often sitting longer or requiring reductions.

In today’s market, pricing is not just a number – it’s a signal. It tells buyers whether a seller understands the realities of the current environment.

I’m also seeing more contracts fall through due to issues that rarely disrupted deals in the past. Financial disclosures, reserve funding, and pending repairs are no longer secondary – they are central to the transaction.

That said, condos are still selling – and often with strong results. The difference is preparation.

The most successful sellers I’ve worked with are taking a proactive approach before going to market. They are reviewing financial statements and reserve studies, understanding any upcoming assessments, pricing with today’s buyer mindset in mind, and addressing concerns upfront with transparency.

Even in a more analytical market, presentation remains a key driver of buyer engagement. Updated interiors, thoughtful staging, and high-quality photography and video can significantly improve how a property is perceived online – where most buyers begin their search.

Should you sell now or wait?

The right timing depends on your building and your goals.

If your building is facing significant upcoming costs or uncertainty, selling sooner may provide more control over the outcome. If your building is financially stable and well-managed, you may have more flexibility.

What’s clear is that this is a more deliberate market than we’ve seen in recent years. Buyers are informed, selective, and cautious – but they are still actively purchasing well-positioned properties.

The bottom line for Fort Lauderdale condo sellers

In 2026, buyers aren’t just evaluating the unit – they’re underwriting the building. Sellers who prepare for that reality with transparency, strategy, and realistic pricing are the ones achieving the strongest results.

Frequently asked questions

What documents do condo buyers review in Florida?

Buyers typically review financial statements, reserve funding information, budgets, and any planned special assessments before making a final decision.

Do reserves affect the sale price?

Yes. Well-funded condo reserves can increase buyer confidence and support stronger pricing, while underfunded reserves can lead to hesitation or lower offers.

Should I sell before a special assessment is announced?

In many cases, yes. Once an assessment becomes public, buyers often factor that cost into their offers or delay purchasing altogether.

Gary Lanham, Coldwell Banker Realty, has over 20 years of experience as a top listing agent in Fort Lauderdale. A longtime contributor to The New Pelican, he combines AI-powered tools, digital marketing, and local expertise to help sellers navigate today’s evolving market with confidence. He can be reached at 954-695-6518.