Market Insights
July 2026
The Upper Keys waterfront market continues into mid-summer with steady demand and tight inventory. Motivated sellers who price correctly are seeing strong results, while buyers face continued competition in the $1M–$3M canal-front segment. Hurricane season is a factor in buyer psychology but has not softened pricing in well-located neighborhoods.
Published: July 2026 · By Jaclyn Kelley and The Jaclyn Kelley Group
Key Takeaways
July 2026 Highlights
Waterfront inventory remains below 4 months across most Upper Keys communities
Canal-front homes under $2.5M in Key Largo moving within 60–80 days
Islamorada luxury segment showing strength — $3M+ homes attracting out-of-state cash buyers
Tavernier continues to offer the best value per linear foot of dock in the Upper Keys
By Neighborhood
Neighborhood Market Data
Key Largo
$1.95M
Median Price
72
Avg Days on Market
38
Active Listings
8
Closed Sales
3.8
Months Inventory
Key Largo's canal-front market remains the most active in the Upper Islands. The $1.5M–$2.5M range moves fastest, particularly in Port Largo and Key Largo proper. Homes with direct ocean access and updated seawalls command premium pricing. Buyers from the Northeast corridor continue to drive demand.
Tavernier
$1.45M
Median Price
85
Avg Days on Market
18
Active Listings
4
Closed Sales
3.5
Months Inventory
Tavernier remains the value play in the Upper Keys. Buyers looking for deep-water access without the Islamorada premium find strong options here. The market rewards well-maintained canal homes with updated docks. Families relocating from the mainland are a growing buyer segment.
Islamorada
$2.85M
Median Price
95
Avg Days on Market
22
Active Listings
5
Closed Sales
3.3
Months Inventory
Islamorada's luxury waterfront segment continues its upward trend. Properties in Venetian Shores and Plantation Key Colony with wide-water views and modern construction are attracting the strongest interest. Out-of-state cash buyers remain the dominant force above $3M. Inventory is tight — well-priced homes are selling at or above ask.
Port Largo
$2.1M
Median Price
65
Avg Days on Market
12
Active Listings
3
Closed Sales
3.0
Months Inventory
Port Largo's deep-water canals continue to attract serious boaters. This is one of the tightest micro-markets in the Upper Keys — when a well-priced listing hits, it moves fast. Updated seawalls and modern kitchens are the value-add features buyers respond to most.
Indian Harbor & Waterways
$2.4M
Median Price
78
Avg Days on Market
9
Active Listings
2
Closed Sales
3.5
Months Inventory
These exclusive canal communities maintain strong pricing thanks to wide-water docks and a quiet, residential character. Inventory is always limited here — fewer than 10 active listings in a typical month. Sellers who present their homes well command premium positioning.
Venetian Shores
$3.2M
Median Price
110
Avg Days on Market
8
Active Listings
2
Closed Sales
3.0
Months Inventory
Venetian Shores represents the premium tier of Islamorada waterfront living. Panoramic ocean and bay views, elevated modern construction, and a resort-like setting attract high-net-worth buyers. Days on market are longer due to price point, but well-positioned properties are still trading at strong values.
Jaclyn's Take
What This Means for You
July in the Keys means summer heat, fewer tourists, and a more serious buyer pool. This is when transaction-ready buyers are out touring homes without the weekend-warrior crowd. For sellers, it's a reminder that pricing and presentation matter more than season — well-prepared homes sell year-round. For buyers, the reduced competition can create windows of opportunity, especially in neighborhoods like Tavernier where the value proposition is strongest.
Insurance Note
Insurance costs remain a significant factor in buyer decisions across all price points. Flood zone designation, elevation certificate, and claims history all affect premiums. I advise every buyer to get insurance quotes early in the process — before making an offer when possible.
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