FL Real Estate Agents

FL Real Estate Agents
Buying, Selling, and Working With Florida Real Estate Agents

FL Real Estate Agents Are More Important Than Ever

Florida’s real estate market remains one of the most dynamic, competitive, and opportunity-rich markets in the entire United States. With over 225,000 registered Realtors and more than 310,000 total licensed real estate agents, the Sunshine State leads the nation in real estate professional density. Whether you are a first-time homebuyer searching for an affordable condo in Tampa, a luxury buyer seeking a waterfront estate in Naples, or a seasoned investor building a rental portfolio in Orlando, the guidance of a knowledgeable FL real estate agent is absolutely essential in 2026.
The Florida housing market has undergone a remarkable transformation over the past several years. After the pandemic-era frenzy that saw bidding wars and record price increases, the market has shifted toward a more balanced environment. Mortgage rates that peaked near 7% in early 2024 have eased to approximately 6% to 6.2% heading into the spring of 2026, unlocking significant pent-up buyer demand. Florida Realtors Chief Economist Dr. Brad O’Connor has noted that Florida’s monthly sales counts are now rising consistently for the first time since rates began climbing in 2022, signaling that the market has entered a healthier and more sustainable phase.
In this comprehensive guide, we will cover everything you need to know about FL real estate agents in 2026. From understanding the current market landscape and choosing the right agent for your needs, to navigating the new commission structures that emerged from the landmark NAR settlement, this article serves as your definitive resource for working with Florida real estate professionals. We will also highlight outstanding agents like Danny Skelly from eXp Realty, a dual-licensed professional serving clients across both Colorado and Florida, who exemplifies the kind of expertise and dedication that defines top-performing FL real estate agents.

The Florida Real Estate Market in 2026: A Comprehensive Overview

Understanding the broader market context is essential for anyone working with FL real estate agents. The Florida housing market entering 2026 is characterized by stabilization after years of volatility, with economists describing it as a market that is normalizing rather than crashing. Here is a detailed look at the key indicators shaping the landscape.

Key Market Statistics for 2026

Market Indicator
2026 Data
Statewide Median Home Price (Single-Family)
~$411,000
Year-Over-Year Price Change
-0.9% to Flat
Single-Family Months of Supply
5.1 – 6.2 months
Condo/Townhouse Months of Supply
9+ months (Buyer’s Market)
Average Mortgage Rate (30-Year Fixed)
~6.0% – 6.2%
Median Days on Market
~58 days
First-Time Buyer Share of Purchases
~21%
Cash Buyer Share of Transactions
~33%
NAR Projected National Sales Increase
14%
Median Statewide Rent
~$2,400/month
Median Miami Home Price
$578,000
Active Licensed Agents in Florida
310,000+
NAR-Registered Realtors in Florida
225,000+
 

Mortgage Rates and Buyer Demand

Mortgage rates remain the single most influential factor shaping Florida’s housing market in 2026. After hovering near 6.8% through much of early 2025, rates began easing mid-year, falling to approximately 6.2% by late 2025. The cautiously optimistic forecast from Florida Realtors suggests that rates may hold near 6% for much of 2026. This reduction, while seemingly modest, has had a significant impact on unlocking buyer demand. According to NAR Deputy Chief Economist Dr. Jessica Lautz, even a small decline from 7% to 6% can bring more than 6,000 additional buyers per month into a single metro like Orlando alone.
For FL real estate agents, this shift in rates has created renewed opportunity. Mortgage purchase applications rose 5% week over week and 18% year over year heading into 2026. New listings are also coming to market at a faster pace, with approximately 53,920 new listings in a single week in late January 2026, compared to 50,946 during the same period the prior year. However, price reductions remain common, with roughly one-third of all active listings experiencing at least one price reduction.

Inventory Trends and Market Balance

One of the most significant shifts in Florida’s housing market has been the expansion of available inventory. Single-family home inventory has reached approximately 5.1 to 6.2 months of supply in many markets, a level that economists generally associate with market equilibrium where neither buyers nor sellers hold an overwhelming advantage. The condo and townhouse market tells a different story entirely, with inventory exceeding 9 months of supply in many areas, creating a clear buyer’s market for those property types.
This inventory expansion has been driven by multiple factors. Comprehensive condo reforms pushed through by the Florida state legislature following the Champlain Towers tragedy have created additional pressure on condo associations, leading some owners to sell rather than absorb special assessment costs. Meanwhile, single-family home construction has picked up pace, and some markets like Southwest Florida have seen a steady stream of new construction hitting the market. Savvy FL real estate agents are helping their clients navigate these dynamics, identifying neighborhoods where inventory levels create favorable negotiating conditions and where pricing trends suggest potential opportunity.

Regional Market Variations Across Florida

Florida’s housing market is far from monolithic. Different regions are experiencing vastly different conditions, which is precisely why working with a knowledgeable local FL real estate agent is so critical. Here is a breakdown of key regional trends:
Region
Median Price
Price Trend
Market Condition
Miami-Dade
$578,000
-2.4% YoY
Strong Demand
Tampa Bay
$385,000
Stabilizing
Balanced
Orlando
$390,000
Stabilizing
Balanced
Naples/SW FL
$500,000+
-1.2% YoY
Buyer Opportunity
Jacksonville
$340,000
Moderate Growth
Affordable Entry
Sarasota/Manatee
$450,000
-1.2% YoY
Balanced
Fort Myers/Cape Coral
$370,000
Softening
Buyer’s Market
 
Miami continues to attract both domestic and international buyers, with Latin American purchasers seeking a cultural connection, and California and New York transplants seeking tax benefits. Southwest Florida markets like Naples and Fort Myers are seeing many buyers from the Midwest, New York, and New Jersey who are drawn to the lifestyle and weather. Experienced FL real estate agents in these markets understand the unique dynamics of each area and can guide clients to the right neighborhoods based on their lifestyle, budget, and investment goals.

Why People Are Still Moving to Florida: Migration and Demographics

Despite a cooling from the pandemic-era migration surge, Florida continues to attract new residents at one of the highest rates in the nation. According to Florida Realtors research, approximately 27% of people who moved into Florida homes in 2024 came from another state, and 5% came from abroad. This sustained migration trend is a key reason that FL real estate agents continue to see strong demand for their services.
The demographic profile of Florida’s buyers is shifting in meaningful ways. First-time buyers now account for just 21% of all home purchases, well below historical norms, while the median age of a first-time buyer has risen to 40 years old. Cash buyers now make up nearly one-third of all transactions, a trend that is especially visible in Florida’s competitive coastal and metro markets. For FL real estate agents, understanding these demographic dynamics is critical for serving clients effectively. Agents who work primarily with cash buyers, for instance, need different strategies than those helping first-time buyers navigate financing challenges.
Florida’s appeal is multi-faceted. The state offers no state income tax, a warm climate year-round, world-class beaches and recreation, a growing job market, and an increasingly diverse cultural landscape. Young professionals and remote workers are discovering that they can maintain their careers while enjoying Florida’s lifestyle advantages, excellent schools, and family-friendly communities. Retirees continue to flock to the state for its active adult communities, healthcare options, and favorable cost of living compared to northeastern states.

What FL Real Estate Agents Do: Services, Expertise, and Value

The role of a FL real estate agent extends far beyond simply opening doors and showing properties. In 2026’s complex market environment, professional guidance from a licensed agent has become more important than ever. According to NAR data, 88% of buyers and 91% of sellers used a real estate agent in 2024, demonstrating that despite the rise of online real estate platforms, consumers continue to overwhelmingly value professional representation.

Core Services Provided by FL Real Estate Agents

Market Analysis and Pricing Strategy: FL real estate agents perform comprehensive comparative market analyses (CMAs) to help sellers price their homes competitively and help buyers understand fair market value. In a market where one-third of listings are experiencing price reductions, accurate pricing from the outset is critical to achieving optimal results.
Negotiation and Advocacy: With more buyer leverage in many Florida markets, skilled negotiation has become essential. FL real estate agents advocate for their clients’ interests throughout the transaction, from initial offers through inspection contingencies, financing conditions, and closing. Experienced agents know how to structure offers that protect their clients while remaining competitive.
Marketing and Exposure: For sellers, a top FL real estate agent deploys professional photography, staging consultation, virtual tours, social media marketing, MLS syndication, and targeted advertising to maximize exposure. In 2026, professional presentation is no longer optional. Staging and professional photography are considered essential for generating competitive offers, especially as homes sit on the market longer than during the pandemic-era boom.
Transaction Management: Florida real estate transactions involve extensive paperwork, disclosures, title requirements, inspection processes, and regulatory compliance. FL real estate agents coordinate with title companies, lenders, inspectors, appraisers, and attorneys to ensure smooth closings. They manage timelines, contingency deadlines, and communication between all parties.
Insurance and Regulatory Guidance: Florida’s property insurance market has been one of the most challenging in the nation, and knowledgeable FL real estate agents help clients understand the insurance landscape, wind mitigation requirements, flood zone designations, and the impact of recent insurance reforms. Since 2022–2023 insurance reforms, 17 new insurers have entered Florida and premium growth has slowed, but navigating the options still requires expert guidance.
Relocation and Lifestyle Consulting: Many FL real estate agents serve relocation clients moving from out of state. These agents provide guidance on neighborhoods, school districts, commute patterns, community amenities, and lifestyle considerations that go far beyond the property itself. They help transplants from states like New York, New Jersey, California, and the Midwest acclimate to Florida’s unique real estate practices, homestead exemptions, and insurance requirements.

How to Become a FL Real Estate Agent: Licensing Requirements

Florida has one of the most active real estate licensing programs in the nation, regulated by the Florida Department of Business and Professional Regulation (DBPR) through the Florida Real Estate Commission (FREC). Understanding the licensing process helps consumers appreciate the training and qualifications that their FL real estate agent brings to the table.

Licensing Steps and Requirements

Step
Details
1. Pre-Licensing Education
Complete 63 hours of approved pre-licensing coursework from an accredited school
2. State Exam
Pass the Florida Real Estate Sales Associate examination administered by Pearson VUE
3. Background Check
Submit fingerprints and pass a background screening through DBPR
4. License Application
Apply through DBPR and receive your license number upon approval
5. Post-License Education
Complete 45 hours of post-license education before your first renewal
6. Continuing Education
14 hours of continuing education required for each subsequent renewal
7. Broker License (Optional)
Requires 24 months as a sales associate plus 72 hours of broker pre-licensing and 60 hours of post-license
 
According to Florida Realtors demographic data, 64% of Florida Realtors are licensed sales agents, 22% hold broker licenses, and 16% hold broker associate licenses. The typical Florida Realtor has 11 years of experience, and 50% report that real estate is their only occupation. Only 4% of Florida Realtors reported that real estate was their first career, with 17% coming from management, business, or finance backgrounds, and 16% from sales or retail.
It is important for consumers to understand the distinction between a real estate agent and a Realtor. All Realtors are licensed real estate agents, but not all agents are Realtors. A Realtor is a member of the National Association of Realtors and adheres to a specific code of ethics that includes 17 articles covering professional standards, honesty, and client advocacy. When selecting a FL real estate agent, consumers may wish to verify both their license status through the DBPR portal and their Realtor membership status.

The NAR Settlement and How It Changed FL Real Estate Agent Commissions

The landmark $418 million National Association of Realtors settlement, which went into effect on August 17, 2024, has fundamentally reshaped how FL real estate agents are compensated. Understanding these changes is crucial for both buyers and sellers navigating the Florida market in 2026.

Key Changes Under the NAR Settlement

MLS Commission Transparency: Listing agents can no longer advertise buyer-agent commission offers on the Multiple Listing Service (MLS). This was perhaps the most significant structural change, as it eliminates the long-standing practice where sellers’ agents would publish cooperative compensation offers visible to all buyer agents in the system.
Written Buyer Agreements Required: Buyers must now sign a written representation agreement with their FL real estate agent before touring homes. These agreements must clearly specify the agent’s compensation, including a specific amount or rate, and must include a conspicuous disclosure that broker fees are fully negotiable and not set by law.
Seller Obligations Changed: Sellers are no longer required to pay the buyer’s agent commission. While sellers can still choose to offer buyer-agent compensation or closing credits to remain competitive, these offers must be negotiated directly between the parties rather than advertised on the MLS.
Commission Negotiability: All commission rates are fully negotiable. In 2026, the typical total commission in Florida hovers around 5.4%, split between the listing agent and buyer’s agent, but this can vary significantly based on market conditions, property type, agent experience, and the specific services provided.
Florida Realtors now offers three buyer agreement forms to help agents comply with the settlement requirements: a Property Pre-Touring Agreement for initial disclosures, a Showing Agreement for property-specific compensation arrangements, and an Exclusive Buyer Brokerage Agreement for comprehensive buyer representation. Experienced FL real estate agents help their clients understand these options and structure compensation in ways that protect the client’s interests.

How to Choose the Right FL Real Estate Agent

With more than 310,000 licensed agents in the state, choosing the right FL real estate agent can feel overwhelming. However, several key factors can help you narrow your search and find the professional best suited to your needs.

Essential Qualities to Look for in a FL Real Estate Agent

Local Market Expertise: The most important quality in a FL real estate agent is deep knowledge of your specific market area. Florida’s real estate landscape varies dramatically from region to region, and an agent who understands the nuances of your target area—from neighborhood trends to school districts to flood zones—will provide significantly more value than a generalist.
Proven Track Record: Look for agents with a demonstrated history of successful transactions. According to Florida Realtors data, the typical Florida agent completed seven transactions in 2024 with a median sales volume of $1.8 million. Top-performing agents significantly exceed these numbers and can point to satisfied clients, strong reviews, and consistent production.
Communication Skills: In 2026, clients expect fast, clear, and convenient communication across multiple channels, including email, text, phone, and social media. The best FL real estate agents meet their clients where they are and maintain proactive communication throughout the transaction.
Technology Proficiency: The most successful FL real estate agents leverage technology to enhance their service, from AI-powered market analysis tools and CRM systems to virtual tours, drone photography, and digital transaction management platforms. The rise of artificial intelligence in real estate is reshaping how agents operate, with tools that streamline marketing, lead generation, and client communication.
Professional Designations and Specializations: Many FL real estate agents hold additional designations that signal specialized expertise. Look for credentials like CRS (Certified Residential Specialist), ABR (Accredited Buyer’s Representative), SRES (Seniors Real Estate Specialist), CIPS (Certified International Property Specialist), or GRI (Graduate, Realtor Institute). These designations require additional training and demonstrate a commitment to professional development.
Brokerage Backing: The brokerage behind your agent matters. Top brokerages in Florida provide their agents with robust technology platforms, training, marketing resources, and support systems that directly benefit clients. Whether your agent works with a traditional brokerage with local offices or a cloud-based brokerage like eXp Realty, the resources available to them impact the quality of service they can deliver.

Spotlight: Danny Skelly – eXp Realty’s Dual-Licensed Florida and Colorado Agent

Among the thousands of FL real estate agents serving the Sunshine State, Danny Skelly of eXp Realty stands out as an exceptional example of the kind of agent who delivers outstanding results for clients across multiple markets. Danny is dual-licensed in both Florida and Colorado, giving him a unique advantage in serving the growing population of buyers and sellers who are relocating between these two popular states.

Why Danny Skelly Is the FL Real Estate Agent You Need

Danny Skelly brings a rare combination of multi-state market knowledge, relocation expertise, and deep commitment to client success. https://agentsgather.com/fl-real-estate-agents/