Market analysis · July 2026
Miami-Dade County housing market
The most stressed condo market in the register — 12 months of supply — against single-family stock that is still tightening.
Florida, July 2026
| Measure | Figure | Change and period |
|---|---|---|
| Median sale price, single-family | $425,000 | +3.7% year over year |
| Median sale price, condo and townhouse | $295,000 | unchanged year over year |
| Closed sales, single-family | 23,870 | +5.1% year over year |
| Closed sales, condo and townhouse | 8,194 | +11% year over year |
| Months' supply, single-family | 4.5 months | no change figure published |
| Months' supply, condo and townhouse | 7.8 months | no change figure published |
| 30-year fixed mortgage rate | 6.76% | no change figure published week ending 10 Sept. 2026 |
One thing that is widely reported and is not what this data shows
The common claim: Florida condo inventory has surged because of the post-Surfside reserve requirements.
What these figures show: In July 2026, condo active inventory fell year over year in every South Florida county in this register. Condo weakness appears in median price, days to contract and months of supply, not in a rise in listings.
A driver that is documented and dated: Fannie Mae and Freddie Mac eliminated the limited review option for many condo loans on 3 Aug. 2026, and many existing Miami condominium buildings lack FHA approval.
Miami-Dade County housing market, July 2026
The most stressed condo market in the register — 12 months of supply — against single-family stock that is still tightening.
Association MLS data. These figures come from the Realtor association that reports this county, which is the strongest public source available for it.
| Measure | Figure | Change and period |
|---|---|---|
| Median sale price, single-family | $685,000 | +3.79% year over year July 2026 |
| Median sale price, condo and townhouse | $400,000 | -1.48% year over year July 2026 |
| Closed sales, all property types | 1,935 | +8.6% year over year July 2026 |
| Closed sales, single-family | 909 | +5.6% year over year July 2026 |
| Closed sales, condo and townhouse | 1,026 | +11.4% year over year July 2026 |
| Sales at $1 million and above | 394 | +15.5% year over year July 2026 |
| Median days to contract, single-family | 45 days | unchanged year over year July 2026 |
| Median days to contract, condo and townhouse | 86 days | 21 days slower year over year July 2026 |
| Active inventory, single-family | 4,275 | -22.82% year over year July 2026 |
| Active inventory, condo and townhouse | 11,324 | -11.79% year over year July 2026 |
| Months' supply, single-family | 4.8 months | no change figure published July 2026 |
| Months' supply, condo and townhouse | 12 months | no change figure published July 2026 |
| Percent of original list price, single-family | 96% | no change figure published July 2026 |
| Percent of original list price, condo and townhouse | 93% | no change figure published July 2026 |
Insurance
| Measure | Figure | Change and period |
|---|---|---|
| Average homeowners insurance premium | $5,975 | no change figure published as of 31 Mar. 2026 Including wind. $3,779 excluding wind. |
| Average condo unit-owner insurance premium | $2,801 | no change figure published as of 31 Mar. 2026 Condo unit-owner, including wind — the highest in this register. $1,764 excluding wind. |
What the numbers actually say
The reporting association names two specific financing mechanisms behind the condo softness rather than leaving it to inference: many existing Miami condominium buildings lack FHA approval, and Fannie Mae and Freddie Mac eliminated the limited review option for many condo loans on 3 Aug. 2026. That second one is a dated, checkable driver, which is rare in this kind of commentary.
What the analysts say
reserve requirements and financing complexities continue to create a more complicated environment for condo transactions
South Florida is seeing strong wage growth driven by net job migration in higher-paying jobs like professional/tech services, health care, and finance, and tech jobs. The widening gap in tax policy is driving an acceleration in migration from high-tax states.
Works Cited
- Connolly, Amy. “Rising Condo Sales Signal Opportunity as Florida Market Stabilizes.” Florida Realtors, 19 May 2026, www.floridarealtors.org/news-media/news-articles/2026/05/rising-condo-sales-signal-opportunity-florida-market-stabilizes. Accessed 10 Sept. 2026.
- Umpierre, Chris. “Miami-Dade Total Home Sales Rise for 11th Consecutive Month.” MIAMI REALTORS® + RWorld, 17 Aug. 2026, www.miamirealtors.com/2026/08/17/miami-dade-total-home-sales-rise-for-11th-consecutive-month/. Accessed 10 Sept. 2026.
- Umpierre, Chris. “Palm Beach County Total Home Sales Surge for 11th Consecutive Month.” MIAMI REALTORS® + RWorld, 17 Aug. 2026, www.miamirealtors.com/2026/08/17/palm-beach-county-total-home-sales-surge-for-11th-consecutive-month/. Accessed 10 Sept. 2026.
- Yaworsky, Michael. “Property Insurance Stability Report.” Florida Office of Insurance Regulation, 1 July 2026, floir.gov/docs-sf/default-source/property-and-casualty/stability-unit-reports/july-2026-isu-report.pdf. Accessed 10 Sept. 2026. Premium figures in this report are stated as of 31 Mar. 2026.
Figures describe July 2026 and were compiled on 2026-09-10. Florida Realtors releases August 2026 county data on 16 September 2026. Market data is historical reporting, not a forecast, and nothing here is a prediction about what any individual property will sell for. Jacob Campbell is a Florida real estate sales associate and is not an attorney, CPA, lender, appraiser, home inspector or insurance agent.
Working in Miami-Dade County
I am a licensed Florida sales associate and can work anywhere in the state, but Miami-Dade County is not one of the markets I am in week to week. For a transaction here I would either work it directly or place you with an agent who is already in this market through The Keyes Company, depending on which actually serves you better — and I will tell you which I think it is.