Median selling price of the 53 closed units so far in 2026 was $370,000. Average time on market is difficult to decipher because of agent manipulation but was around three to four months for the 53 units. Discounts from original asking price were breathtaking, in one case going as low as 60% of original asking price for a determined seller who held on at a too-high price for over two years before finally accepting reality, pricing accordingly and attracting a fair offer. The mix of units sold was about equally split between oceanfront complexes and everything else. Eight of the sold units closed for less than the sellers paid for them. All eight of those were purchased in the last five years.
The average selling price as a percentage of original asking price was 90% but there were two distinct groups within the average that were notable. The fifteen units that were on the market longest, 150 days or more, averaged 81.5% of original asking price after multiple price drops, several having done eight or more price reductions before finally getting to a price realistic enough to attract a buyer.
The other group, the fifteen units on the market for the least amount of time, less than two weeks, averaged selling for 95% of original asking price, six of them for full asking price. I’ll leave it to the reader to draw conclusions from that.
The average time on market for the remaining inventory of 309 units is almost exactly that of the sold units so far in 2026. If we are to draw anything from the above examination of recent sold activity it’s that those who’ve been on the market for over four months are very likely overpriced and are likely to still be there after the newer, more-realistically priced listings pick off the spring buyers. Sellers, take note. Your time is now and your price matters. Adjust your strategy accordingly if you want to be among the successful.
The amount of dead and dying vegetation in Cocoa Beach is startling. Everywhere one looks is a landscape of brown. The recent freeze with prolonged strong winds really did a number on the trees and bushes. The oaks and native palms were barely affected but everything else is showing signs of damage. Banana trees are always the first to go and that’s expected but it hurts to see entirely brown mango and coconut trees among others. Even the sea grapes took it hard and their dead leaves are dropping and littering the town. Lots of popular tropical palms like foxtails who like a more tropical climate were killed outright and will have to be replaced. The last time I remember a cold event like this was in 2009 or 2010 when I had two coconut trees that I had planted a couple of years earlier. One succumbed to the cold but the other made it and still has a narrow spot on its trunk from that year. It made it through this freeze with only slight impact. The beach cabbage (Scaevola taccada) on the dune behind my house is toast but will not be missed. The adjacent native dune cover will gladly reclaim its spot. Things should be greening again within weeks and we’ll soon forget the brown February and resume landscaping with beautiful tropicals that won’t make it through the next cold event whenever that happens. Humans in the collective are not known for living and learning.
Speaking of non-natives, the photo at the top is of an Egyptian goose at the Cocoa Beach Country Club. He’s a long way from the Nile Valley and I hope he was somewhere warm during the freeze like our red-headed African agama lizard who I spotted yesterday in the parking lot, as frisky as ever. I wish I could say the same for the dozens of tarpon that perished from the freeze in the lakes of the Cocoa Beach Country Club.
“I see trees of green, red roses too. I see them bloom, for me and you. And I think to myself, what a wonderful world.” Louis Armstrong
