Executive summary
Global capital keeps the coastline in demand
Miami Beach ended the third quarter with the median luxury condo and waterfront sale price at $3.9M, up 5.4% year over year. International buyers — led by capital from Latin America, Europe and the Northeast US — remained the defining force at the top of the market, concentrating demand in new-development and full-service waterfront product in South of Fifth, the Venetian Islands and the guard-gated enclaves off La Gorce.
Inventory continued to build, rising roughly 18% against the prior year and pushing months of supply to 9.0 — comfortably a buyer-leaning market outside the very top tier. The sale-to-list ratio eased to 94.0% and median days on market lengthened to 112, reflecting a deeper, more negotiable field of choice even as trophy waterfront assets held their value and their pricing power.
Median sale price
$3.9M
▲ 5.4% YoY
Avg $ / sq ft
$1,320
▲ 4.2% YoY
Median days on market
112
▲ 9 days YoY
Active listings
310
▲ 18% YoY
Months of supply
9.0
▲ 1.6 mo YoY
Sale-to-list ratio
94.0%
▼ 1.8 pts YoY
Sales by price band
Closed luxury transactions for the quarter, distributed across price bands. Volume concentrated in the $2–4M condo tier, while the ultra-prime waterfront segment above $20M remained scarce but liquid.
For buyers
Selection is deep and time is on your side.
A 94.0% sale-to-list ratio, longer days on market and rising inventory give buyers real negotiating room in the $2–6M band. For overseas purchasers, plan ahead for financing, FIRPTA and closing logistics so you can act decisively when the right waterfront residence comes to market.
Data in this report is illustrative and prepared as a sample for demonstration. In a live report, figures would be sourced from the local MLS and public records for the stated period and neighborhoods. All statistics should be independently verified before use in any transaction, valuation or marketing.