DREIA Friday Investor Brief
Public edition | November 6, 2026
South Florida investors have several important developments to consider this week.
Mortgage rates declined again, new October housing statistics became available, and Florida voters approved a constitutional amendment that will change property-tax calculations beginning next year.
These developments matter, but they don't all point in the same direction. That's why understanding the details is more valuable than reacting to a headline.
According to Freddie Mac, the average 30-year fixed mortgage rate declined from 7.24% on October 29 to 7.18% on November 5.
That's the third consecutive weekly decline, although mortgage rates remain higher than a year ago. Source: Freddie Mac.
We also received new October countywide housing figures from Realtor.com, replacing the September data in last Friday's brief.
And on November 3, Florida voters approved Amendment 3, changing certain homestead exemptions and the annual assessment-growth cap for non-homestead properties.
Amendment 3 increases the homestead exemption for qualifying homeowners on non-school property taxes to $150,000 in 2027 and $250,000 in 2028.
For rental and commercial property owners, another important provision reduces the annual cap on increases in assessed value from 10% to 5% for non-school taxes beginning in 2027. Source: WUSF.
However, that doesn't mean an investor's property-tax bill can increase by only 5%.
Tax rates, reassessments, school taxes, and other charges still matter.
The amendment could also affect local-government revenues and future public spending. Investors should pay attention to both sides of that equation.
Source: Realtor.com®. These are October figures, not weekly price changes.
The new data show why investors should avoid treating South Florida as one uniform market.
Miami-Dade's median sold price increased from September, while Broward's declined slightly. Different property types, neighborhoods, and price ranges can behave very differently.
Median asking rent in Miami-Dade was $2,900, down approximately 1.7% year-over-year.
Broward's median asking rent was $2,524, up approximately 1% from a year earlier.
Rental income remains central to investment underwriting, but projected rents should reflect current comparable properties—not assumptions that rents will always increase. Source: Realtor.com®.
The latest verified Miami-Dade Clerk report shows 334 new mortgage foreclosure court cases filed in September 2026, approximately 13.2% more than September 2025.
From January through September, the county recorded 2,913 cases, about 19% more than during the comparable period last year. Source: miamidadeclerk.gov.
Separately, DREIA monitors REIAFax property-level foreclosure records. The refreshed September database identifies 399 Miami-Dade properties and 404 Broward properties associated with foreclosure filing dates.
These are not official court-case counts.
A comparable verified Broward Clerk monthly total of newly filed mortgage foreclosure cases was not available for this brief.
Foreclosure filings, lis pendens, auctions, and completed distressed sales are different measures. An increase in one does not automatically mean an increase in the others.
Local planning decisions continue shaping South Florida's future housing and commercial markets.
In Broward, officials are reviewing land-use changes and proposed regulations affecting certain large-scale developments.
In Miami-Dade, redevelopment initiatives such as the South Miami CRA remain relevant to the region's longer-term investment and infrastructure outlook.
But a proposal, a planning recommendation, and a final development approval are not the same thing.
Investors should understand which stage a project has actually reached.
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Lower mortgage rates may improve affordability, but financing is still expensive. New tax rules may benefit some property owners while creating new considerations for local budgets.
The fundamentals remain essential: realistic income, accurate expenses, sound financing, and reliable comparable sales.
Know your market. Know your numbers. Buy the deal—not the headline.
— DREIA
Dade Real Estate Investors Association