This edition: Summer market update: PA inventory tightens, Southwest Florida sees continued buyer demand, rate outlook, and investment opportunities across both states.
A Note from Jim
Welcome to the July 2026 edition of The Jim Roman Group newsletter. Summer is in full swing across both Pennsylvania and Florida, and the real estate markets in each state are telling very different — and very interesting — stories right now. In Pennsylvania, low inventory continues to put upward pressure on prices in the South Hills and North Hills suburbs, creating strong conditions for sellers heading into fall. In Southwest Florida, buyer demand remains steady despite higher insurance costs, and we are seeing more PA families making the move south than at any point in the past three years. This month I have packed the newsletter with market data, practical guides, and investment insights for both states. As always, if you have questions about anything you read here, call me directly — 724-931-1803 (PA) or 239-414-8435 (FL). Here's to a great summer, Jim Roman
Pennsylvania Market Update — July 2026
South Hills & North Hills Suburbs
The Pittsburgh metro market continues to outperform national trends heading into summer 2026. Inventory remains historically tight across the South Hills and North Hills suburbs, with active listings in Allegheny County running approximately 18% below the 5-year average for this time of year.
Median Sale Price (Allegheny Co.)
$312,000
Days on Market (avg)
14 days
List-to-Sale Ratio
101.4%
Active Listings (Allegheny Co.)
1,847
- Upper St. Clair and Peters Township continue to see multiple-offer situations on well-priced homes under $500K.
- Mt. Lebanon and Bethel Park are attracting first-time buyers priced out of the North Hills, keeping demand broad-based.
- New construction remains limited — builders are focused on the $550K+ segment, leaving the under-$400K market undersupplied.
- Fall is shaping up to be a strong seller's window. If you are considering listing, September–October is the sweet spot before holiday slowdown.
Florida Market Update — July 2026
Southwest Florida Focus: Naples, Fort Myers, Cape Coral, Sarasota
Southwest Florida's market has stabilized into a more balanced environment after the post-Ian volatility of 2022–2024. Prices have held firm in most submarkets, and buyer traffic from the Northeast — particularly Pennsylvania, Ohio, and New York — remains the primary demand driver.
Median Sale Price (Lee County)
$389,000
Median Sale Price (Collier County)
$612,000
Days on Market (SW FL avg)
47 days
Active Listings (Lee County)
6,240
- Cape Coral canal-front homes under $450K are moving quickly — waterfront access at this price point is rare and in demand.
- Naples luxury ($1M+) is seeing longer days on market but prices are holding — sellers are patient and well-capitalized.
- Insurance costs remain the #1 concern for buyers. Homes with newer roofs (post-2018), impact windows, and hip roof construction are commanding premiums.
- Punta Gorda and Port Charlotte continue to offer the best value in Southwest Florida — median prices 25–30% below Fort Myers with improving infrastructure.
For Buyers
What You Need to Know This Month
Mortgage rates have pulled back modestly from their spring 2026 highs, with 30-year fixed rates averaging 6.4–6.7% as of early July. While not the 3% rates of 2021, the combination of rate stabilization and motivated sellers in certain Florida submarkets is creating real buying opportunities.
Get pre-approved before you tour
In PA's competitive market, sellers are rejecting offers without pre-approval letters. In Florida, a pre-approval signals seriousness and speeds up the negotiation process. Use a local lender who knows both markets if you are doing a dual-state transaction.
Budget for Florida insurance before you fall in love with a home
Get insurance quotes during your inspection period — not after. A home that looks affordable at $380,000 can become unworkable if the insurance quote comes back at $9,000/year. Know the number before you remove contingencies.
The Homestead Exemption deadline is March 1
If you close on a Florida home before December 31, 2026, you can apply for the Homestead Exemption by March 1, 2027 and receive the tax benefit for the full 2027 tax year. Do not miss this deadline — it is worth $750–$1,500/year.
Ask about assumable mortgages in Florida
A small but growing number of Florida sellers have FHA or VA loans with rates in the 3–4% range that are assumable by qualified buyers. These are rare but worth asking about — assuming a 3.5% mortgage on a $350,000 home saves hundreds per month versus a new loan at 6.5%.
For Sellers
Positioning Your Home for Maximum Value
Whether you are selling in Pennsylvania to fund a Florida purchase, or selling a Florida property to right-size or relocate, the fundamentals of maximizing your sale price are the same: preparation, pricing, and presentation.
PA sellers: Fall is your window
The September–October window is historically the strongest for PA sellers outside of spring. Buyers who did not find what they wanted in spring are motivated, inventory is still low, and the holiday slowdown has not yet set in. If you are thinking about listing, now is the time to prepare.
Florida sellers: Roof age is your biggest obstacle
Buyers and their lenders are scrutinizing roof age more than ever. If your roof is 15+ years old, getting a proactive inspection and addressing any issues — or pricing to reflect the buyer's replacement cost — will prevent deals from falling apart at the insurance stage.
Professional photography is non-negotiable
In both markets, homes with professional photography receive 40–60% more online views than homes with phone photos. In Florida's competitive listing environment, this translates directly to more showings and stronger offers. I include professional photography on every listing I take.
Price it right the first time
Overpriced homes sit. In PA's fast market, a home that does not go under contract in the first 10 days is already stigmatized. In Florida's more balanced market, a price reduction signals weakness and invites lowball offers. Accurate pricing from day one produces better outcomes than chasing the market down.
For Investors
Opportunities Across PA & FL
Real estate investment in 2026 requires more precision than the 2020–2022 era when rising prices masked almost any acquisition. Today's investor needs to underwrite carefully, focus on cash flow, and identify submarkets where fundamentals support long-term appreciation.
Cape Coral short-term rental market
Cape Coral's canal system continues to attract vacation renters seeking waterfront access at below-Naples prices. Canal-front homes in the $380,000–$480,000 range are generating gross rental revenues of $45,000–$65,000/year on platforms like Airbnb and VRBO. Net yields after insurance, HOA, management, and taxes are running 5–7% for well-managed properties.
Pittsburgh multi-family in transitional neighborhoods
Lawrenceville, Bloomfield, and Polish Hill continue to attract young professionals, driving rental demand in Pittsburgh's urban core. Small multi-family properties (2–4 units) in these neighborhoods are trading at 7–9x gross rent, with cap rates of 5.5–7% — strong by current national standards.
Punta Gorda long-term rental play
Charlotte County's population growth (one of the fastest-growing counties in Florida) is driving strong long-term rental demand. Single-family homes in the $260,000–$320,000 range are renting for $1,800–$2,200/month, producing cap rates of 5.5–6.5% before financing. Lower insurance costs than coastal Lee County improve the numbers further.
1031 exchange: PA to FL
Several of my PA investor clients are using 1031 exchanges to defer capital gains taxes when selling appreciated Pennsylvania investment properties and redeploying into Florida. The combination of no Florida state income tax and the 1031 deferral can be a powerful wealth-building strategy. Consult your tax advisor — the 45-day identification and 180-day closing windows are strict.
General Real Estate & Lifestyle
News, Tips & Resources
A roundup of useful information for homeowners, buyers, and anyone thinking about their next move.
Mortgage rate outlook: Second half of 2026
The Federal Reserve held rates steady at its June 2026 meeting, with most economists projecting one or two modest cuts before year-end. If cuts materialize, 30-year fixed rates could drift toward 6.0–6.2% by Q4 2026 — not a dramatic shift, but enough to meaningfully improve affordability for buyers on the fence.
Florida property insurance: Signs of stabilization
After three years of market contraction following Hurricane Ian, Florida's property insurance market is showing early signs of stabilization. Several new carriers have entered the market in 2025–2026, and Citizens Property Insurance (the state insurer of last resort) has been actively depopulating its policy base. Premiums are not falling dramatically, but the trend of annual 20–30% increases appears to be moderating.
New blog posts this month
I published seven new in-depth guides this month covering: Florida home inspections (wind mitigation, 4-point, WDO), the Florida Homestead Exemption, Pittsburgh vs. Florida cost of living, flood insurance explained, downsizing for PA retirees, 55+ communities in Southwest Florida, and selling your PA home while buying in Florida simultaneously. All available at thejimromangroup.com/blog.
Summer showing tips for PA sellers
Keep the AC running during showings — a hot, stuffy house kills buyer enthusiasm instantly. Mow the lawn the day before showings, not the day of (fresh-cut grass smell is a plus, but clippings on the walkway are not). And if you have a deck or patio, stage it — outdoor living space is a top buyer priority in 2026.
Ready to Make Your Move?
Whether you are buying, selling, investing, or just thinking about what comes next — I am here to help. With 30+ years of experience and licenses in both Pennsylvania and Florida, I can guide you through every step of the process.
[email protected]