Market data
Miami has been one of the most consistent for-sale markets in the country. The figures below, drawn from the Miami Association of REALTORS® and other established sources, capture where pricing, luxury demand, and sales velocity stood as of mid-2026. Treat them as a frame for your search — a directional read on the market as a whole, not a substitute for a comparative analysis on a specific address.
Interpretation
A single headline number rarely tells the whole story. Read together, these trends describe a market defined by durable demand, unusual strength at the top, and steady inbound migration — with inventory as the swing factor that decides how much leverage buyers and sellers actually have.
Roughly 36 straight months of year-over-year appreciation is the headline, and its significance is the consistency. Per the Miami Association of REALTORS®, this hasn’t been a single spike; it has been gain after gain for three years running. For a buyer, that history argues against waiting for a pullback that hasn’t materialized. For a seller, it reflects genuine, broad-based demand rather than a short-lived surge that could reverse.
Luxury is leading the market. Sales of homes priced at $1 million and above are up roughly 29% year over year, outpacing the broader market by a wide margin. That segment is driven by cash buyers, international demand, and relocations out of higher-tax states — purchasers who are far less sensitive to mortgage rates. When the top of the market moves first, it often signals a confidence that filters down into the mid-market over the following quarters.
Ten-plus consecutive months of year-over-year sales growth confirm that transactions are actually closing, not just listings sitting on the market. Miami continues to absorb inbound migration — professionals, retirees, and businesses relocating to Florida for its tax treatment, climate, and lifestyle. Sustained closed volume against a growing population base is precisely what has kept upward pressure on prices for three straight years.
Prices and velocity tell you demand is firm; inventory tells you how the leverage is split. As the supply of single-family homes and condos shifts, so does negotiating power — tighter inventory favors sellers and compresses days on market, while a build-up of listings (particularly older condos, see below) can open real room to negotiate. Track it month over month through the reports that follow rather than leaning on any one headline figure.
Trusted sources
We’d rather point you to the primary data than ask you to take our word for it. These are the five sources agents, appraisers, and analysts actually use to track South Florida — updated on their own monthly and quarterly schedules, and worth bookmarking if you’re following the market closely.
The Miami Association of REALTORS® publishes monthly South Florida statistics on closed sales, median prices, and inventory across single-family homes and condos. It is the primary local source behind most of the figures on this page.
View reports ↗ Douglas Elliman · Miller SamuelAppraiser Jonathan Miller’s quarterly reports for Douglas Elliman are the appraiser-authored benchmark for Miami Beach and the mainland — rigorous, segment-by-segment data on price, absorption, and the luxury tier that the industry treats as the standard.
View reports ↗ Redfin — MiamiRedfin’s Miami page offers frequently updated median prices, a competition score for how aggressively homes are selling, and migration data showing where the buyers moving to Miami are coming from.
View reports ↗ Redfin — Miami BeachThe same live Redfin dataset focused on the barrier island, where condo dynamics, seasonality, and luxury pricing behave differently from the mainland and deserve to be tracked on their own.
View reports ↗ Florida REALTORS®Florida REALTORS® aggregates monthly and quarterly single-family and condo reports for the entire state — useful context for judging whether Miami is leading, lagging, or moving in step with the rest of Florida.
View reports ↗Practical guidance
Market-wide statistics set expectations, but offers are won and lost on the details of a single property. These are the checks we walk clients through when a headline number meets a real listing — the difference between reading the market and pricing a home.
List prices are aspirations; closed sales are facts. Compare a home’s asking price per square foot against what genuinely comparable properties actually sold for in the last few months — not what neighbors are asking today. Price per square foot also lets you compare across unit sizes and buildings on a level basis, which makes it the single most useful number for sanity-checking whether a listing is priced to the market.
How long a property sits is a real-time read on its pricing. A home that lingers well beyond the area’s typical days on market is usually overpriced and open to negotiation, while one that goes under contract within days signals a hot micro-market where you may need to move quickly and lead with your strongest terms. Always read the headline price alongside how fast comparable homes are turning over.
Miami’s calendar matters. Activity typically intensifies from late fall through the winter “season” as snowbirds and international buyers arrive, then cools over the summer. A price change or an inventory shift can reflect the time of year as much as any underlying trend, so compare year-over-year rather than month-over-month to strip the seasonality out and see the real direction.
For condos — especially older oceanfront buildings — budget for the health of the building, not just the unit. Since the Surfside collapse, Florida requires milestone structural inspections and full reserve funding, and many associations have levied significant special assessments or raised dues to meet 40-year recertification. Review the association’s reserves, assessment history, and recertification status before you offer: two identical-looking units can carry very different real costs.
Market statistics on this page are compiled from third-party sources, including the Miami Association of REALTORS®, Florida REALTORS®, Miller Samuel & Douglas Elliman, and Redfin, and reflect conditions as of mid-2026. Figures are deemed reliable but not guaranteed, are subject to revision, and are not a substitute for professional advice on any specific property. Omri Realty’s own listing data is provided live through the BeachesMLS IDX feed.
The numbers set the backdrop — the live listings show you what’s actually available today, straight from the BeachesMLS feed.
