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*Pinecrest Real‑Estate Slowdown**
The market in Pinecrest is cooling. First‑time buyers are scarce, and interest rates have hovered near 4% for almost two years. Those who bought when rates were 2‑3% are trapped by “golden handcuffs,” while rising insurance, taxes, and global uncertainty add pressure. The result? Sellers are pulling homes off the market faster than anywhere else in the U.S. – 59 delistings per 100 new listings in July, up from 27 in May.
As a seasoned agent, I see delisting as a gamble. Staying listed keeps you in the game, letting you reject offers and chase better deals. Once a home is off the market, you bet on a rebound that may never come. The rule of supply and demand still favors sellers today, but that advantage is fading. Play the market, don’t sit on the sidelines.
**Key Market Drivers**
* **Appraisals** – In the sub‑$2 M segment, appraisals have begun to fall, trimming sale prices.
* **Mortgage Rates** – Rates that once seemed “high” are now only modestly above the historic 2‑3% pandemic lows. Yet, many locked‑in borrowers cannot afford to refinance or move.
* **Living Costs** – Rising expenses, stagnant wages, and debt burdens (student loans, car payments) keep many potential buyers out. Homeownership has slipped to its lowest level since 2019.
* **Policy Noise** – A 2024 lawsuit against the National Association of Realtors briefly cut commissions, but the effect was negligible.
* **Builder Stress** – Lennar’s average sales price fell 19.5% from 2022 highs, returning to 2020 levels.
If appraisals keep declining, sentiment will worsen, and Miami could edge toward a recessionary phase. The COVID‑19 boom is a cautionary tale: a market that rose on unsustainable conditions eventually cooled.
**Takeaway**
Indecision is risky. Time moves forward. Be bold now—stay listed, negotiate, and act decisively.
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### Featured Home: 16225 SW 88th Ave, Palmetto Bay, FL 33157
**MLS # A11823985 – $1,100,000**
4 BR / 2 BA, 2,336 sq ft on an 18,750 sq ft lot.
* Quiet street, neighbors know each other.
* Field‑stone accent wall, hardwood floors, LED recessed lighting.
* Kitchen: real‑wood cabinets, granite counters, stainless‑steel appliances, pass‑thru to covered screened patio and pool.
* New pool fence, fans, lush yard with fruit trees, fenced for dogs.
* 2015 AC, 2010 roof (flat, replaced 2023), 2010 HWH, 2022 washer/dryer.
* Two‑car garage, alarm, hurricane shutters.
* Glass closet doors.
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### Market Snapshot (as of 8/27/25)
* 152 properties for sale in Pinecrest
* 17 pending sales
* 8.9 months of inventory
Ready to move? Contact Hal Feldman, RE/MAX Advance Realty, for local expertise and realistic guidance. Start here: **miamihal.com/getstarted**. Watch past episodes of *The MiamiHal Real Estate Show* at **miamihal.com/the-miamihal-real-estate-show**.
**Hal Feldman** – Realtor, RE/MAX Advance Realty
Website: **www.MiamiHal.com**
Email: **[email protected]**
Facebook: **www.facebook.com/MiamiHal**
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