Market analysis · August 2026
Miami-Dade County housing market
The most stressed condo market in the register — 12.1 months of supply — against single-family stock that is still tightening.
Florida, August 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, August 2026
The most stressed condo market in the register — 12.1 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 | $680,000 | +3.82% year over year August 2026 Up 293.7% since 2011, from $172,700. Single-family medians here have risen in 174 of the last 178 months. |
| Median sale price, condo and townhouse | $408,000 | -0.49% year over year August 2026 Up 259% since 2011, from $113,800. Condo medians here have held or risen in 166 of the last 183 months. |
| Closed sales, all property types | 1,769 | -1.1% year over year August 2026 |
| Closed sales, single-family | 858 | -3.1% year over year August 2026 |
| Closed sales, condo and townhouse | 911 | +1% year over year August 2026 Condos priced $500,000-$600,000 rose 32% year over year, from 78 to 103. |
| Sales at $10 million and above, year to date | 194 | no change figure published January-August 2026 Already 14.1% above the full-year 2025 total of 170. The standing annual record is 230, set in 2021. |
| Sales at $1 million and above | 394 | +15.5% year over year July 2026 The August release reports $10M+ sales rather than $1M+, so this row stays on the July figure and says so. |
| Total dollar volume of closed sales | $1.6 billion | -2.7% year over year August 2026 Single-family $985 million, down 3.45%; condo $661 million, down 1.51%. |
| Median days to contract, single-family | 40 days | no change figure published August 2026 Level only. The release prints this as "up from" a LARGER figure a year earlier, so its wording contradicts its own numbers; all five county releases do the same. No direction is published until the association corrects it. |
| Median days to contract, condo and townhouse | 66 days | no change figure published August 2026 Level only. The release prints this as "up from" a LARGER figure a year earlier, so its wording contradicts its own numbers; all five county releases do the same. No direction is published until the association corrects it. |
| Active inventory, single-family | 4,330 | -19.23% year over year August 2026 |
| Active inventory, condo and townhouse | 11,495 | -9.04% year over year August 2026 Seventh consecutive monthly year-over-year decline, and still the deepest condo overhang in this register. |
| Months' supply, single-family | 4.9 months | no change figure published August 2026 Characterised by the reporting association as a seller's market. |
| Months' supply, condo and townhouse | 12.1 months | no change figure published August 2026 Characterised by the reporting association as a buyer's market. |
| Percent of original list price, single-family | 95% | no change figure published August 2026 |
| Percent of original list price, condo and townhouse | 94% | no change figure published August 2026 |
| Cash sales as a share of closings | 37.8% | no change figure published August 2026 Condo 50.5%, single-family 24.2%. Up from 35.6% a year earlier. |
| Distressed sales | 0.3% of closed sales | no change figure published August 2026 Short sales 0.3%, REO 0%. In 2009 distressed sales were 70% of this county's closings. |
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
The most authoritative published statement found on the effect of Florida's post-Surfside structural integrity reserve requirements on the condo market. Quoted where a county page discusses condo softness.
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.
What the reporting association says
Check any number in these quotations against the table above. The people quoted here are officers of MIAMI REALTORS® + RWorld, the association that publishes this county's data, speaking in its own press release. Their words are reproduced exactly as published because what the reporting body said is worth knowing. They are not this page's figures: anything stated inside a quotation — a number, a record, a judgement that somewhere is a good value — is the speaker's claim, not a figure this site sourced, dated and stands behind. Everything this site does stand behind is in the table above, with the period it describes and the report it came from, and in the Works Cited below. Where a quotation touches something this page can check, the note under it says so.
Miami and South Florida continue to break real estate records. A banner year even with elevated mortgage rates. But it is also important to point out that our condo market, the entry-market for first-time buyers, continues to see a rise in total year-over-year transactions, particularly near the median price point. Miami offers opportunities for buyers across a range of price points.
The one claim here that this page can check: condo closings in Miami-Dade rose 1% year over year in August 2026, and condo sales between $500,000 and $600,000 rose 32%. Both are in the table above with their source. "Break real estate records" refers to the county's $10 million-and-above sales, also in the table.
Works Cited
- “Miami-Dade On Pace to Shatter $10M+ Up Home Sales Annual Record.” MIAMI REALTORS® + RWorld, 16 Sept. 2026, rworld.com/blog/miami-may-2026-kpl5e-w58x2-gxt8f. Accessed 25 Sept. 2026.
- 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 August 2026 and were compiled on 2026-09-25. MIAMI REALTORS + RWorld released August 2026 county data on 16 September 2026. September 2026 county data is expected mid-October 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.