Quarterly Market Report

Miami Beach

Miami-Dade County · Luxury condo & waterfront residences

Q3 2026 · July – September

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

Median price trend

Median luxury condo & waterfront sale price, Miami Beach · trailing 8 quarters (Q4 2024 – Q3 2026). Figures illustrative.

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.

$2 – 4M

168

$4 – 6M

$6 – 10M

$10 – 20M

$20M +

Neighborhood breakdown

Neighborhood	Median	YoY	Avg DOM	Active
South of Fifth	$4.8M	+6.8%	104	46
South Beach	$2.9M	+4.1%	118	88
Mid-Beach	$3.6M	+5.2%	122	62
North Beach	$1.9M	+2.6%	96	54
Venetian Islands	$6.4M	+7.5%	128	21
La Gorce / Sunset Islands	$9.2M	+8.3%	141	17

What this means

For sellers

Meet the buyer where the demand is — and price with discipline.

With nine months of supply, this is a market that rewards realistic pricing and global-ready marketing. International purchasers respond to full-service, turnkey waterfront and new-development product with clear title and multilingual presentation. Sharpen staging and be prepared to negotiate outside the trophy tier.

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.

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