Quick answer: If your Hutchinson Island condo has been sitting, the September 2026 numbers say you have company: the median time to contract for a St. Lucie County condo was 117 days, up from 69 a year earlier, and the median sale closed at 93 percent of its original list price; in Martin County the medians were 68 days and 92 percent. Three things stall island condos right now, and none of them is your view: the association paperwork every buyer is entitled to before closing (the milestone inspection summary, the structural integrity reserve study, the budget), whether a lender will finance your building, and a price set from last year's sales instead of this month's. Each one can be addressed. If you have tried the same approach and gotten the same result, give a different Realtor a chance. Call or text me at (772) 800-2274 and I will tell you, the first time we talk, exactly what I would change and why.
You know the questions because you have been asking them. Why is my condo not selling? Why am I not getting showings? Why are the only offers low offers? Do I really have to cut the price again? If you own on either stretch of Hutchinson Island, the Fort Pierce side in St. Lucie County or the Jensen Beach and Stuart side in Martin County, you have probably already done everything your listing agent asked. The problem is usually not the unit. It is a plan that was built for a different market than the one buyers are shopping in today. Here is what the data shows, what buyers and their lenders are asking for now, and what I would do differently with your listing.
Why is my Hutchinson Island condo not selling?
Start with the numbers, because they explain the silence. The MIAMI REALTORS September 2026 report for St. Lucie County shows 91 condo and townhouse sales for the month, 635 active listings, 7.8 months of supply, and a median of 117 days from listing to contract, up from 69 days a year earlier. The median time from listing to closing was 163 days. The median sale closed at 93 percent of its original list price, and 42.9 percent of buyers paid cash. Martin County's September report shows 90 condo sales, 463 active listings, 5.1 months of supply, a median of 68 days to contract (down from 125), 92 percent of original list price received, and 58.9 percent cash buyers. Statewide, Florida Realtors reported 7.7 months of condo and townhouse supply in September and a median price down 1.8 percent from a year earlier, and its October 20, 2026 article put it plainly: buyers have more choices, which gives them more room to shop and negotiate while sellers face more competition.
Two things in those figures matter to you. First, half of the St. Lucie County condos that closed in September took more than 117 days, nearly four months, to go under contract, so a condo that has been sitting for 90 days is not broken; it is on pace with the median, and the median is the thing we need to beat. Second, 42.9 percent of St. Lucie County condo buyers and 58.9 percent of Martin County condo buyers paid cash, which means the rest needed a lender, and a lender has to approve your building before it approves your buyer. I come back to that below, because it decides who can even make you an offer.
On the island itself, Redfin counted 88 condos for sale on the Hutchinson Island South side at a median list price of $498,000 as of September 11, 2026, and, on an undated page, 68 on the Fort Pierce side at a median of $458,000, and its pages say most homes in both areas stay on the market about 139 to 140 days. Those are a listing portal's figures, not the REALTOR association's statistics, and the days-on-market numbers cover homes generally, not condos alone, so treat them as a rough picture: a buyer looking at the island has dozens of condos to compare against yours.
No showings, showings with no offers, or only low offers: three different problems
Sellers tend to describe all three as "it is not selling," but each one points to a different fix, and the first thing I do with a stalled listing is figure out which one you have.
| What you are seeing | What it usually means | What I change first |
|---|---|---|
| Few or no showings | Buyers are screening you out online before they ever ask to see it: the price sits above what comparable units closed for, the photos do not compete, or the listing does not answer the questions condo buyers now ask (building age, inspection status, reserves, fees, assessments). | Price and presentation, together, with the building's document package summarized in the listing so a buyer does not have to guess. |
| Showings but no offers | Buyers like it enough to visit and then choose a competing unit. Something they learn in person or in the documents costs you the offer. | Walk the unit as a buyer would, get the association package in hand before the next showing, and fix what can be fixed. |
| Only low offers | Buyers believe time is on their side, and with 7.8 months of supply in St. Lucie County and Florida Realtors saying buyers statewide have more room to shop and negotiate, they are often right. A low offer is still a buyer who wants the unit. | Negotiate from evidence: the September closings, the building's financials, and what the buyer's lender will accept, instead of guessing at the number. |
What buyers and their lenders ask for before they buy a Florida condo in 2026
This is the part most stalled listings get wrong, and it is where a fresh approach changes what happens next. Under the current statute, a buyer of a resale condo is entitled, at the seller's expense, to a current copy of the declaration, the articles and bylaws and rules, the association's annual financial statement and budget, the inspector-prepared summary of the milestone inspection report if one applies, the association's most recent structural integrity reserve study (or a statement that none has been completed), any turnover inspection report performed on or after July 1, 2023, and the Frequently Asked Questions and Answers document (s. 718.503(2)(a), Florida Statutes), plus the state's condominium governance form (s. 718.503(2)(b)). The buyer then has 7 days, excluding weekends and legal holidays, to cancel after signing and receiving those documents, and any waiver of that right is void (s. 718.503(2)(d)). A contract that does not conform to those disclosure requirements is voidable by the buyer before closing (s. 718.503(2)(d) and (e)).
Think about what that means for a listing that has been sitting. A buyer can sign, read the budget and the inspection summary during those 7 days, and cancel by written notice. If the package was not ready when the listing went live, every contract carries a cancellation right the buyer can use until it is. I want that package assembled, read and summarized before the first showing, not scrambled together after an offer.
The inspection rules are specific. A condominium building three habitable stories or taller must have a milestone inspection by December 31 of the year it turns 30, counted from its certificate of occupancy, and every 10 years after that, and a local enforcement agency may move that to 25 years based on conditions such as proximity to salt water (s. 553.899(3)); buildings that were already 30 before July 1, 2022 were due before December 31, 2024. The association must send the inspector's summary to every owner within 45 days of receiving it (s. 553.899(9)), so if your building has had one, you should already have the summary. Separately, the 2025 condo bill (HB 913) moved the deadline for the structural integrity reserve study to December 31, 2025, a date that has now passed, so your building should have the study or a statement that it does not; it also let an association that completed its milestone inspection delay that study for the two following budget years, let owners, by majority vote, pause or reduce reserve contributions for up to two budgets adopted through 2028 after a milestone inspection, provided the repairs the inspection recommended are funded, and let owner-controlled associations fund reserves with a special assessment, a line of credit or a loan, with majority approval. Your building's choices under that law are in its budget, and your buyer will read them.
Then there is the lender. Fannie Mae's Selling Guide (B4-2.1-03, updated August 5, 2026) makes a condo project ineligible for the loans it buys when the project needs critical repairs, including significant deferred maintenance; its indicators of that include a failed mandatory structural safety inspection and unfunded repairs of more than $10,000 per unit that should be done within 12 months; and a special assessment tied to a critical repair that has not been fixed also makes the project ineligible. A project marked "Unavailable" in Fannie Mae's Condo Project Manager is ineligible outright, and a lender must review any structural inspection done within the past three years. If your building falls on the wrong side of those rules, buyers whose lender sells its loans to Fannie Mae, a large share of the financed part of the market, cannot buy your unit with that loan, and the cash buyers who can know it. That is often the real reason behind "only low offers." I have a lender check the building's eligibility before I price a unit, because the answer changes who we are selling to and what number is realistic.
Should I cut the price again, or change something else?
A price reduction is the easiest thing an agent can recommend, which is why stalled listings collect three or four of them. The problem is that a string of small cuts teaches buyers to wait for the next one, and the listing history shows them every cut. The September data says the median St. Lucie County condo sale closed at 93 percent of its original asking price, a median of 163 days after listing. A seller who starts at the right number keeps more of it than a seller who gets there through four reductions and five months of association dues, insurance and carrying costs.
My pricing strategy is built from the current closings in your building and the buildings a buyer would compare it to, adjusted for what the documents say about reserves, assessments and lending eligibility, not from your original list price and not from what a neighbor asked last year. If the number I arrive at is below where you are, I will show you the closings that produced it and let you decide. If it is not below where you are, the price was never the problem, and cutting it again would have been a gift to the buyer.
Should I switch Realtors if my condo listing expired?
If your listing expired or is about to, you are free to interview anyone, and you should ask every candidate the same questions: what do you think is stalling it, what will you do in the first ten days, who is the buyer for this unit, and what will you tell me if it still is not working in 60 days? If you are still under a listing agreement, honor it; I do not interfere with another broker's contract, and I am glad to talk when it ends or if your broker releases you. What you should not do is relist the same way with a different name on the sign. The market did not change between agents. The plan has to.
A fresh Realtor, fresh ideas, and a strategy you can check
I am not going to tell you I have a secret. I am going to tell you exactly what I do, because a strategy you can check is worth more than one you have to take on faith. It has four parts, and none of them is new; they are the fundamentals the September data and the condo rules reward.
- Pricing strategy. A price from this month's closings and your building's document package, with the evidence shown to you before the listing goes live, and one planned review date instead of a drip of cuts.
- The document package first. Every item in s. 718.503(2)(a) collected, read and summarized in the listing, the milestone summary and reserve study explained in plain language, and the building's lending eligibility checked by a lender, so a buyer's 7-day window becomes a formality instead of an exit.
- Aggressive marketing to the right buyers. Professional photography and a listing written to answer the questions island condo buyers actually ask, placed where cash buyers and financed buyers each look, and a direct outreach plan to the agents who have closed condos in your building and the buildings around it.
- Negotiation from evidence. When the offer comes, I negotiate with the closings, the budget and the lender's requirements in hand, so the conversation is about facts, not feelings, and a low offer becomes a starting point rather than an insult.
Fresh does not mean careless. It means I have no reason to repeat what already failed on your listing.
What I can and cannot promise you
I cannot promise a sale, a price or a date; no honest agent can, and the rules I follow as a REALTOR do not allow it. What I can promise is this. On the first call you will get a straight opinion of why your condo has not sold, in plain language, with the numbers behind it. Within a few days of looking at your unit and your building's documents you will have a written plan: the price, the package, the marketing and the schedule. You will hear from me every week with what happened and what is next, including the weeks when nothing happened. And you will never be pressured. If after that call you decide to stay where you are, you will still know more about your situation than you did before you dialed. My aim is that you hang up with the problem explained, not just a lower number.
What I could not confirm
The county figures above are the association of REALTORS' September 2026 reports and will be replaced by October's; the island condo counts are a listing portal's, and its days-on-market figures cover homes generally, not condos alone. I did not find a published source for typical association dues, insurance premiums or special assessment amounts on Hutchinson Island, so this post gives none; your building's budget is the source for yours. The description of HB 913 comes from the Florida Senate's summary of the bill, not the enrolled text, and whether a particular building meets Fannie Mae's project rules is a question only a lender can answer for that building. Your association manager, a Florida real estate attorney and a lender are the people to confirm each of those for your unit.
Your condo is on a barrier island. There are buyers for it. What has been missing is a plan built for the market those buyers are in. Give me the chance to show you one. Call or text (772) 800-2274, that is 772-800-CASH, and let us start with why it has not sold yet.
Questions Hutchinson Island condo owners ask when their condo is not selling
Why is my Hutchinson Island condo not selling?
In September 2026 the median St. Lucie County condo took 117 days to go under contract and the median Martin County condo took 68, with 7.8 and 5.1 months of supply, so buyers have choices and time. The usual culprits are a price set from older sales, an association document package that is not ready when buyers ask, and a building that conventional lenders will not finance.
How long does it take to sell a condo on Hutchinson Island right now?
The MIAMI REALTORS September 2026 reports show a median of 117 days from listing to contract and 163 days to closing in St. Lucie County, and 68 and 103 days in Martin County. Those are county medians for all condos and townhouses, not island-only figures.
Why am I only getting low offers on my condo?
With 7.8 months of supply in St. Lucie County and 42.9 percent of condo buyers paying cash, buyers believe they can wait. If your building does not meet Fannie Mae's project eligibility rules, buyers who need a loan Fannie Mae will buy are shut out and the remaining buyers price that in. The September median sale in St. Lucie County closed at 93 percent of the original list price.
What documents does a condo seller have to give a buyer in Florida?
Under s. 718.503(2)(a), at the seller's expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report from July 1, 2023 on, and the Frequently Asked Questions and Answers document, plus the state's governance form under (2)(b). The buyer then has 7 days, excluding weekends and legal holidays, to cancel.
Should I lower the price on my condo again?
Not before you know whether price is the problem. A listing with no showings points to price or presentation; showings with no offers point to something buyers learn in person or in the documents; low offers point to buyer leverage and lending. Price from this month's closings and your building's documents, set one review date, and avoid a string of small cuts that teaches buyers to wait.
Can I switch Realtors if my condo listing expired?
Yes. Once a listing agreement ends you may interview and hire anyone. If you are still under contract with a broker, honor it or ask about a release; I do not interfere with another broker's listing. Whoever you hire, ask what they think is stalling the unit and what they will do in the first ten days.
Talk with William. Condo on the island and still cannot sell it? Send me the address and your building's name. I will pull the most recent closings in your building and the ones buyers compare it to, review the association package, have a lender check the building's eligibility, and tell you plainly what I would change. One call, no pressure, and you decide. Call or text (772) 800-2274 or send a message.
General information, not legal, tax, lending or insurance advice, and not a guarantee of any sale, price or timeline. The county statistics are the MIAMI REALTORS September 2026 reports and the statewide figures are Florida Realtors' September 2026 figures; island condo counts and days-on-market figures are from a listing portal, and the days-on-market figures cover homes generally; HB 913 is described from the Florida Senate bill summary; whether a building meets Fannie Mae project rules is for the buyer's lender to determine. Confirm your building's inspection and reserve status with the association and a Florida real estate attorney. If you are currently under a listing agreement with another broker, this is not a solicitation of that listing. Statute and rule references are as reviewed on October 22, 2026. William Merchant, REALTOR®, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Equal Housing Opportunity.
Sources
- MIAMI REALTORS + RWorld: St. Lucie County Mid-Market Condo Sales Rise, September 2026 statistics (October 16, 2026)
- MIAMI REALTORS + RWorld: Martin County Total Home Sales Climb, September 2026 statistics (October 16, 2026)
- Florida Realtors: Florida condo sales rise 3.1% in third quarter (October 20, 2026)
- Florida Statutes 718.503, Developer disclosure prior to sale; nondeveloper unit owner disclosure prior to sale (2025)
- Florida Statutes 553.899, Mandatory structural inspections for condominium and cooperative buildings (2025)
- Florida Senate: Summary of Legislation Passed, HB 913 (2025), Condominium and Cooperative Associations
- Florida House of Representatives: Staff analysis of HB 913 (April 17, 2025)
- Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects (August 5, 2026)
- Redfin: Hutchinson Island South condos for sale (listing portal, data as of September 11, 2026, secondary)
- Redfin: Hutchinson Island North, Fort Pierce, condos for sale (listing portal, undated, secondary)
- Wikipedia: Hutchinson Island (Florida), county split and communities (secondary)
