Florida Commercial Price Cuts and Listing Age: What 2,462 Active Listings Show
Of 2,462 active Florida commercial for-sale listings in the MLS feeds we display, 925 (37.6%) are priced below the price they were first listed at. The median cut among those is 11.5%. The share climbs with age: 7.0% of listings under 30 days old have been cut, against 54.9% of those on the market a year or longer. These are asking prices on active listings, not sales.
By Ryan Solberg, Florida Real Estate Broker (BK3354351), MaxLife Commercial. Data snapshot October 29, 2026.
How this was measured
The sample is every active commercial-sale listing in the Stellar MLS feed (distributed through MLS GRID) and the Space Coast MLS feed that our site serves, pulled on October 29, 2026; the newest record in it was updated that day. All 2,462 carried both a current list price and an original list price. A listing counts as cut when its current price is below its original price, and the cut is (original minus current) divided by original. Age is the days-on-market value the feed reports.
What this cannot tell you: the feed has no closed-sale records, so none of this shows what listings sold for or how long they took to sell. Days on market can reset when a listing is relisted or changes agents, so a listing can be older than its number shows. A listing at its original price is not necessarily fairly priced, and a cut one is not necessarily a bargain. Medians are shown only where at least 5 listings support them, and every row shows its count. Of the 2,462, 121 are priced above their original ask and are not counted as cuts.
Cuts rise steadily with listing age
Age is the strongest pattern in the data. Fewer than one in ten new listings has been cut; past 180 days more than half have. The depth of the cut does not move in a straight line: the median is about 9% for listings between 30 and 180 days, 11.7% between 180 and 364 days, and 16.1% for those on the market a year or more.
| Days on market | Listings | Cut | Share cut | Median cut |
|---|---|---|---|---|
| 0 to 29 days | 299 | 21 | 7.0% | 10.7% |
| 30 to 89 days | 476 | 99 | 20.8% | 8.6% |
| 90 to 179 days | 570 | 214 | 37.5% | 8.6% |
| 180 to 364 days | 627 | 322 | 51.4% | 11.7% |
| 365 days or more | 490 | 269 | 54.9% | 16.1% |
Source: Stellar MLS and Space Coast MLS active listings, October 29, 2026. The five rows sum to 2,462.
Most cuts are modest, a few are deep
Among the 925 cut listings, 43.2% were cut by less than 10% and 28.8% by 10% to 20%. About one in eight (13.4%) is priced 30% or more below the original ask, a group that likely includes some reappraised or repositioned properties, and some data entries, which the feed does not let us separate.
| Size of cut | Listings | Share of cut listings |
|---|---|---|
| Under 5% | 165 | 17.8% |
| 5% to under 10% | 235 | 25.4% |
| 10% to under 20% | 266 | 28.8% |
| 20% to under 30% | 135 | 14.6% |
| 30% or more | 124 | 13.4% |
By property type
Cut shares sit in a narrow band, 32% to 42%, across the ten largest property types. Office has the highest share cut (41.6%) but one of the shallowest typical cuts (8.3%). Restaurant has the deepest median cut among the larger types (15.8%). Listing counts are small for some types, so treat differences of a few points as noise.
| Property type | Listings | Cut | Share cut | Median cut | Median days |
|---|---|---|---|---|---|
| Mixed Use | 618 | 239 | 38.7% | 13.3% | 183 |
| Office | 438 | 182 | 41.6% | 8.3% | 149 |
| Business | 323 | 125 | 38.7% | 13.7% | 170 |
| Retail | 302 | 104 | 34.4% | 11.8% | 169 |
| Industrial | 162 | 56 | 34.6% | 11.1% | 163 |
| Restaurant | 126 | 44 | 34.9% | 15.8% | 172 |
| Warehouse | 113 | 40 | 35.4% | 10.0% | 195 |
| Multi-Family 5+ | 108 | 40 | 37.0% | 13.4% | 131 |
| Medical Office | 59 | 19 | 32.2% | 6.9% | 100 |
| Hotel/Motel | 59 | 21 | 35.6% | 10.0% | 147 |
Types with 59 or more listings. Types are the MLS property subtype. “Business” is the MLS category for operating businesses sold with or without real estate.
By asking price
Cheaper listings are cut more often. 43.1% of listings under $500K have been cut, against 23.4% of those at $5M and over. The $5M-plus group is the smallest sample (111), and its 26 cuts are the shallowest (7.6% median).
| Asking price | Listings | Cut | Share cut | Median cut |
|---|---|---|---|---|
| Under $500K | 759 | 327 | 43.1% | 12.7% |
| $500K to under $1M | 634 | 256 | 40.4% | 10.7% |
| $1M to under $2M | 551 | 185 | 33.6% | 11.2% |
| $2M to under $5M | 407 | 131 | 32.2% | 11.5% |
| $5M and over | 111 | 26 | 23.4% | 7.6% |
Old listings that were never cut
Age and cuts are linked but not tied. Of the 490 listings reporting a year or more on the market, 221 (45.1%) are still at their original price. Across all listings 180 days or older, 526 of 1,117 (47.1%) have never been reduced. A long listing at an unchanged price tells you the seller has not moved on price. It does not tell you why, and the MLS data cannot.
How to use the numbers
- Compare the ask to income, not to the old ask.A cut is measured against the seller’s first number, which may never have been supportable. Run the current price through the cap rate calculator or the NNN deal analyzer.
- Check what changed with the property. Vacancy, a tenant going dark, deferred repairs or a lease expiry can explain a cut and a long listing better than the price history can.
- Look at the local inventory. The city pages show the same measures for one market, with the sample size: Lakeland, Ocala, Daytona Beach and the others on the markets page. To see current listings, browse all commercial listings.
Statistics are computed by MaxLife Commercial from the listing feeds named above and are not statements by either MLS. They describe asking prices on active listings on the snapshot date and will change.
Listings courtesy of Stellar MLS as distributed by MLS GRID
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Based on information submitted to the MLS GRID as of October 29, 2026 at 3:17 PM ET. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Brevard County listings courtesy of the Space Coast Association of REALTORS® (Space Coast MLS)
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS.
© 2026 Space Coast Association of REALTORS®. All information should be independently reviewed and verified for accuracy.
Ryan Solberg, Licensed Real Estate Broker · MaxLife Realty, LLC · FL Lic. #BK3354351 · Equal Housing Opportunity · Terms · DMCA
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