O
ctober is here, and the holiday season is on the horizon. Residential agents recognize the usual slowdown from Thanksgiving to New Year’s, but this year’s rhythm remains uncertain. Since 2020 we’ve moved too fast, and now we’re feeling the pullback. The market is volatile, and we’re waiting to see whether conditions improve or deteriorate. Until the next shift, the safest move for buyers and sellers is to act now—deal with what you know today rather than gamble on tomorrow’s unknowns.
National headlines focus on rates, insurance, and numbers, yet the real story unfolds locally. In South Florida, the market is split by price tiers. Pinecrest stands out: most single‑family homes sit on large lots and exceed $1.5 M, treated as investment assets rather than mere homes. Buyers here often pay cash or avoid appraisals, making Pinecrest a distinct segment that requires special valuation analysis. Outside Pinecrest, traditional appraisal‑driven pricing dominates, and appraisers are tightening their estimates. Falling appraisals could trigger a cascade of lower prices for homes under $1.5 M.
**Palmetto Bay Listings**
- **16225 SW 88th Ave, Palmetto Bay, FL 33157** – $1,100,000
2,336 sq ft, 4 beds, 2 baths on an 18,750 sq ft lot. Features a field‑stone accent wall, hardwood floors, LED lighting, a granite‑counter kitchen with real wood cabinets, stainless‑steel appliances, and a pass‑through to a screened pool area. New pool fence, 2015 AC, 2010 roof, 2023 flat roof, 2010 HWH, 2022 washer/dryer, 2‑car garage, alarm, hurricane shutters, and a glass closet.
- **8230 SW 150 Dr, Palmetto Bay, FL 33158** – $1,300,000
3,909 sq ft, 6 beds, 4 baths. A 30‑year‑old addition houses a primary suite with walk‑in closet, storage, and large bath, plus a second bedroom and full laundry. Original home has 3 oversized bedrooms (one ensuite) and a sunken living room. Impact windows/doors, two 4‑ton AC units, two septic systems. Outdoor: 32×16 pool (resurfaced 3 yrs ago), sprinklers, shed, gated boat pad, fully fenced. Mangowood is a top Floridian neighborhood with active civic events and proximity to Coral Reef Park and an elementary school.
**Market Snapshot (as of 9/24/25)**
- 151 homes for sale in Pinecrest
- 17 pending sales
- 7.6 months of inventory
Ready to move? Contact me for local expertise, honest guidance, and realistic expectations. Start at miamihal.com/getstarted. Watch past episodes of The MiamiHal Real Estate Show at miamihal.com/the-miamihal-real-estate-show for expert insights and the latest news.
Hal Feldman (MiamiHal) – Realtor, RE/MAX Advance Realty
Website: www.MiamiHal.com | Email: [email protected] | Facebook: www.facebook.com/MiamiHal
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