April 2026 Market Report
Welcome to the April 2026 market report for Miami Beach, Surfside, Bal Harbor, Bay Harbor Islands, and Fiser Island.
This is target market data pulled from our local MLS on March 31st, 2026 and the preceding 90 days. then placed into context for informed sellers and buyers.
Let's start with our top five takeaways.
Inventory supply is down for both condos and single family homes. Closed sales
demand is up for both condos and single family homes. Expired listings is up for
both condos and single family homes. It seems to us demand is picking up in condos while supply is going down and
demand is staying about the same for homes while supply is going down. Let's focus specifically on condominiums.
Active condos listed for sale dropped by 54 units to 2,349 from 2,43.
This is the lowest amount of condos listed for sale since November of 2024 at 2,33.
Condo close sales jumped 58 units to 502 from 444.
This means closed sales are up nearly 20% since February 2026's 419 closed sales, while active inventory is down about 5%.
With the drop in inventory and rise in closed sales, this pushed the percentage chance a condo will sell in relation to
active inventory up to 21.37% from 18.48%.
The last time you had a higher percentage was in August of 2025 at 18.83%.
Expired listings also jumped by 34 units to 573 from 539.
This pushed the percentage chance a condo expired unsold in relation to active inventory up to 24.39% from 22.43%.
Please remember that we are taking these data points and putting them in context with a snapshot in time in relation to
active inventory. Meaning these percentages are not only affected by the increase or decrease in closed sales and
expired listings, but also active inventory. When reviewed over time consistently, you can spot market trends
to get ahead of the curve. In conclusion, for condos, sellers have a higher likelihood their condo expires
unsold versus selling by a 3.02% difference. Compare this to last month's difference of 3.95%.
The last time you had a seller have a greater chance their listing would sell versus expiring unsold was in December 2025
at 1.12% in favor of selling. This difference has been going back and forward with no
solid trend lines in place. Let's move on to single family homes. Active homes listed for sale decreased by 37 units to 250 from 287.
Over the past year, this figure has ranged from 246 on the low end in October 2025 and 343 on the high end in April 2025.
This month was a rather large swing downward. We continue to think the laws of supply and demand are driving the pricing of single family homes up, up and up.
Closed home sales increased by one unit to 66 from 65.
The percentage chance a home will sell in relation to active inventory went up to 26.4% from 22.65%.
The last time you had a higher percentage was in August of 2025 at 26.77%.
Expired listings increased by three units to 44 from 41. This pushed the
percentage chance a home expired unsold in relation to active inventory up to 17.6% from 14.29%.
In conclusion, for homes, sellers have a higher likelihood to sell versus expire by an 8.8% difference. Compare this to last month's difference of 8.36%.
Even more telling, the last time you had a seller have a greater chance their listing would expire unsold versus
selling was in March of 2023 at 76% in favor of expiring. This tells me demand continues to outpace supply with more sales than expiring listings going on
for more than three straight years for single family homes. Thanks for taking the time to learn about our local
market. Supply and demand determine pricing. Investing five minutes of your time each month to learn the trend lines
if you're in the market is a very intelligent use of your time. See you next month.
March 2026 Market Report
Welcome to the March 2026 market report for Miami Beach, Surfside, Bow Harbor, Bay Harbor Islands, and Fiser Island.
This is target market data pulled from our local MLS on February 28th, 2026 and the preceding 90 days. then placed into context for informed sellers and buyers.
Let's start with condominiums. Active condos listed for sale dropped by 67 units to 243 from 2470.
This is the lowest amount of condos listed for sale since November of 2024 at 2,33.
Closed condo sales jumped 25 units to 444 from 419.
With the drop in inventory and rise in closed sales, this pushed the percentage chance a condo will sell in relation to active inventory up to 18.48% from 16.96%.
The last time you had a higher percentage was in August of 2025 at 18.83%.
Expired listings also jumped by 39 units to 539 from 500.
This pushed the percentage chance a condo expired unsold in relation to active inventory up to 22.43% from 20.24%.
Taking last month's percentage 20.24% 24% and this month's percentage 22.43%. You have to go all the way back to April 2023 to see a higher figure at 20.71% and even further back to May 2022 when it was 23.29%.
Please remember that we are taking these data points and putting them in context with a snapshot in time of active inventory. Meaning these percentages are not only affected by the increase or decrease in closed sales and expired listings, but also active inventory.
When reviewed over time consistently, you can spot market trends to get ahead of the curve. In conclusion, for condos, sellers have a higher likelihood their condo expires unsold versus selling by a 3.95% difference. Compare this to last month's difference of 3.28%.
The last time you had a seller have a greater chance their listing would sell versus expiring unsold was in December 2025 at 1.12% in favor of selling. This difference has been going back and forth with no solid trend lines in place.
There was a noticeable change between the September 2024 difference of 7.13% in favor of selling to October 2024 dropping to 2.55% in favor of selling and there has been no real breakout in either direction since then. Let's move on to single family homes.
Active homes listed for sale increased by three units to 287 from 284. Over the past year, this figure has ranged from 246 on the low end in October 2025 and 343 on the high end in April 2025.
Closed home sales dropped three units to 65 from 68.
The percentage chance a home will sell in relation to active inventory went down to 22.65% from 23.94%.
The last time you had a lower percentage was in December of 2025 at 21.77%.
Expired listings increased by two units to 41 from 39. This pushed the percentage chance a home expired unsold in relation to active inventory up to 14.29% from 13.73%.
This is target market data pulled from our local MLS on February 28th, 2026 and the preceding 90 days. then placed into context for informed sellers and buyers.
Let's start with condominiums. Active condos listed for sale dropped by 67 units to 243 from 2470.
This is the lowest amount of condos listed for sale since November of 2024 at 2,33.
Closed condo sales jumped 25 units to 444 from 419.
With the drop in inventory and rise in closed sales, this pushed the percentage chance a condo will sell in relation to active inventory up to 18.48% from 16.96%.
The last time you had a higher percentage was in August of 2025 at 18.83%.
Expired listings also jumped by 39 units to 539 from 500.
This pushed the percentage chance a condo expired unsold in relation to active inventory up to 22.43% from 20.24%.
Taking last month's percentage 20.24% 24% and this month's percentage 22.43%. You have to go all the way back to April 2023 to see a higher figure at 20.71% and even further back to May 2022 when it was 23.29%.
Please remember that we are taking these data points and putting them in context with a snapshot in time of active inventory. Meaning these percentages are not only affected by the increase or decrease in closed sales and expired listings, but also active inventory.
When reviewed over time consistently, you can spot market trends to get ahead of the curve. In conclusion, for condos, sellers have a higher likelihood their condo expires unsold versus selling by a 3.95% difference. Compare this to last month's difference of 3.28%.
The last time you had a seller have a greater chance their listing would sell versus expiring unsold was in December 2025 at 1.12% in favor of selling. This difference has been going back and forth with no solid trend lines in place.
There was a noticeable change between the September 2024 difference of 7.13% in favor of selling to October 2024 dropping to 2.55% in favor of selling and there has been no real breakout in either direction since then. Let's move on to single family homes.
Active homes listed for sale increased by three units to 287 from 284. Over the past year, this figure has ranged from 246 on the low end in October 2025 and 343 on the high end in April 2025.
Closed home sales dropped three units to 65 from 68.
The percentage chance a home will sell in relation to active inventory went down to 22.65% from 23.94%.
The last time you had a lower percentage was in December of 2025 at 21.77%.
Expired listings increased by two units to 41 from 39. This pushed the percentage chance a home expired unsold in relation to active inventory up to 14.29% from 13.73%.
In conclusion, for homes, sellers have a higher likelihood to sell versus expire by an 8.36% difference. Compare this to last month's difference of 10.21%. Or the last time it was lower in October 2025 at 8.13% difference.
Even more telling, the last time you had a seller have a greater chance their listing would expire unsold versus selling was in March of 2023 at .76% in favor of expiring. This tells me demand continues to outpace supply with more sales than expiring listings going on for three straight years now for single family homes.
Thanks for taking the time to learn about our local market. Supply and demand determine pricing. Investing five minutes of your time each month to learn the trend lines if you are in the market is a very intelligent use of your time. See you next month.
Even more telling, the last time you had a seller have a greater chance their listing would expire unsold versus selling was in March of 2023 at .76% in favor of expiring. This tells me demand continues to outpace supply with more sales than expiring listings going on for three straight years now for single family homes.
Thanks for taking the time to learn about our local market. Supply and demand determine pricing. Investing five minutes of your time each month to learn the trend lines if you are in the market is a very intelligent use of your time. See you next month.
February 2026 Market Report
Greetings from Southeast Florida. As per the usual, we pulled data for the preceding 90 days on January 31st, 2026 and compare it to previous month's data pools to look for trends and other data points to give us an idea on the market direction. Let's start with condominiums.
Active inventory fell by a mere five units down to 2,470 active listed for sale. With closed
sales ticking down by 16 units to 419 closed sales. When taken as a percentage
of active inventory, you get a 16.96% chance to sell. Expired listings
increased by 30 to 500. This data point has increased substantially since the December 2025 figure of 399 to 470 in January and 500 this month.
When taken as a percentage of active inventory, you get a 20.24% chance to expire. We think this is the
biggest takeaway, the widening gap with a higher percent chance to expire over sell. Let's take a look. Going back to
April 2025, you had a higher likelihood of a condo expiring unsold than selling by 1.26%.
In May 2025, that reversed quite a bit and you had a higher likelihood of a condo selling than expiring unsold by 3.29%.
That trend continued in June and July.
And then another inflection point in August 2025 where you had a higher likelihood of a condo expiring unsold than selling by.92%.
The trend continued in September and October and in November switches back to the higher likelihood of a condo selling rather than expiring unsold at 1.67%.
That continued in December. Then yet another inflection point in January 2026, back to a higher likelihood of a
condo expiring unsold than selling by 1.41%.
In this most recent month in February, that delta grew to 3.28%. 28%. We like to bring this data together looking at
this subtle data point that we feel is a true indicator of market direction. As you can see, it does indeed fluctuate
and has been in a tight range the past year or so, not breaking out one way or the other with an expanding delta. Let's see next month if this delta grows further in favor of expiring over selling. Generally speaking, this is good for buyers and not for sellers.
Let's move on to single family homes.
Active inventory increased by six units to 284 active listed for sale with closed sales ticking up by two units to
68 closed sales. When taken as a percentage of active inventory, you get 23.94% chance to sell.
Expired listings decreased by 4 to 39.
When taken as a percentage of active inventory, you get 13.73% chance to expire. We think this is the
biggest takeaway, the consistency of a higher percent chance to sell over the listing expiring unsold. Let's take a
look. You have to go all the way back to March of 2023 to see a higher chance a
home would expire over. And that percentage difference was a mere.76%.
Then you consistently have month after month of the chance of a single family home selling being greater than it expiring unsold.
Here are those delta percentages over the month since April 2023. Notice it hit 22.18%
in September 2023. And you can see the fluctuations through the years into this most recent reading where you had a
10.21% 21% delta in favor of your home selling over expire. I hope you found this information helpful. Please reach
out with any further questions you may have or if you'd like to simply talk market. Thank you.
January 2026 Market Report
Happy new year from South Florida and looking at the same data we trek every month from our local MLS for our target market of Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands, and Fisher Island. We have made the following observations.
Active condos listed for sale or supply is down 116 units to 2,475 condos. This breaks the trend line of three months in a row of rising inventory by a total of 143 units over that span with a rather large decrease in inventory by 116 condos this month. This is most likely due to owners allowing listings to expire unsold at the end of the year. As you will notice, a large increase in expired condo listings.
We couple this with closed sales or part of the demand picture, which is up by 7 units to 435 closed condo sales the prior 90 days from December 31st, 2025. And this means you had active supply drop while closed sales actually increased, driving the percentage chance of a listing to close up to 17.58% from last month's number of 16.52%.
The other side of demand are expired listings that did not sell, which ticked up quite a bit to 470 condos from 399 the month prior. We attribute this to many listings not being renewed for sale at the end of the year. This drives the percentage chance a listing expires up to 18.99% from last month's 15.4%.
The chance a condo listing sells over it expiring reversed. This is a very important inflection point. While still not a trend, it is something we want to watch during first quarter of 2026. Condo listings went from a higher likelihood last month of selling over expiring by 1.12 percentage points and reversed course this month. And now you have a higher likelihood of your condo listing expiring verse selling by 1.41 percentage points. Or set another way, 18.99% chance to expire minus the 17.58% chance to sell. When you actually take those two differences, you ended up with a swing of 2.53%. We are curious to see if active inventory will start climbing after the new year.
On to single family homes. Active homes for sale or supply is down 16 homes to 278 from last month's 294. Similar to condos, it seems the end of the year had something to do with this drop. Couple this with closed sales or part of the demand picture, which is up by two units to 66 closed home sales the prior 90 days from December 31st, 2025. And this drives the percentage chance of a listing to close up to 23.74% from last month's number of 21.77%.
The other side of demand are expired listings that did not sell, which ticked up to 43 homes from 38 the month prior. This drives the percentage chance a listing expires up to 15.47% from last month's 12.93%.
Active condos listed for sale or supply is down 116 units to 2,475 condos. This breaks the trend line of three months in a row of rising inventory by a total of 143 units over that span with a rather large decrease in inventory by 116 condos this month. This is most likely due to owners allowing listings to expire unsold at the end of the year. As you will notice, a large increase in expired condo listings.
We couple this with closed sales or part of the demand picture, which is up by 7 units to 435 closed condo sales the prior 90 days from December 31st, 2025. And this means you had active supply drop while closed sales actually increased, driving the percentage chance of a listing to close up to 17.58% from last month's number of 16.52%.
The other side of demand are expired listings that did not sell, which ticked up quite a bit to 470 condos from 399 the month prior. We attribute this to many listings not being renewed for sale at the end of the year. This drives the percentage chance a listing expires up to 18.99% from last month's 15.4%.
The chance a condo listing sells over it expiring reversed. This is a very important inflection point. While still not a trend, it is something we want to watch during first quarter of 2026. Condo listings went from a higher likelihood last month of selling over expiring by 1.12 percentage points and reversed course this month. And now you have a higher likelihood of your condo listing expiring verse selling by 1.41 percentage points. Or set another way, 18.99% chance to expire minus the 17.58% chance to sell. When you actually take those two differences, you ended up with a swing of 2.53%. We are curious to see if active inventory will start climbing after the new year.
On to single family homes. Active homes for sale or supply is down 16 homes to 278 from last month's 294. Similar to condos, it seems the end of the year had something to do with this drop. Couple this with closed sales or part of the demand picture, which is up by two units to 66 closed home sales the prior 90 days from December 31st, 2025. And this drives the percentage chance of a listing to close up to 23.74% from last month's number of 21.77%.
The other side of demand are expired listings that did not sell, which ticked up to 43 homes from 38 the month prior. This drives the percentage chance a listing expires up to 15.47% from last month's 12.93%.
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The chance a listing sells over it expiring is still much greater for single family homes verse condos this most recent month by a similar difference of 8.27 percentage points for single family homes or set another way 23.74% chance to sell minus 15.47% chance to expire. If you recall from last month, the difference has shrunk slightly from a delta of 8.84 percentage points. Set another way from last month, 21.77% chance to sell minus 12.93% chance to expire.
Generally speaking, it looks like inventory went down for both condos and homes, and that seems to have caused the larger differences in percentages of sold versus expired. The actual number of closed sales and expired listings was relatively the same when taken as a percentage from the larger swing in active inventory that seemed to have had the most impact in this month's data. We are curious to see the direction these metrics will head in next month. Thank you for your time. Please reach out with anything you may need our help with.
Generally speaking, it looks like inventory went down for both condos and homes, and that seems to have caused the larger differences in percentages of sold versus expired. The actual number of closed sales and expired listings was relatively the same when taken as a percentage from the larger swing in active inventory that seemed to have had the most impact in this month's data. We are curious to see the direction these metrics will head in next month. Thank you for your time. Please reach out with anything you may need our help with.
December 2025 Market Report
Good day from sunny and warm South Florida. In looking at the most recent data pool for the December market report, the below observations are what we found most telling. Active condos listed for sale or supply is up 69 units to 2591 condos. More interesting is the fact that this is the third month in a row of rising inventory by a total of 143 units over that span. You couple this with closed sales or part of the demand picture, which is down by 22 units to 428 closed condo sales the prior 90 days from November 30th, 2025. And this drives the percentage chance of a listing to close down to 16.52% from last month's number of 17.84%.
The other side of demand are expired listings that did not sell, which ticked down to 399 condos from 408 the month prior. This drives the percentage chance a listing expires down to 15.4% from last month's 16.18%. The chance a condo listing sells over it expiring is still greater by a difference of 1.12 percentage points verse last month's delta of 1.66 percentage points. Now on to single family homes. Active homes for sale or supply is up 24 homes to 294. This is the second month in a row of rising inventory by a total of 48 homes over that span. You couple this with closed sales or part of the demand picture, which is up by two units to 64 closed home sales the prior 90 days from November 30th, 2025. And this drives the percentage chance of a listing to close down to 21.77% from last month's number of 22.96%.
The other side of demand are expired listings that did not sell, which ticked up to 38 homes from 35 the month prior. This drives the percentage chance a listing expires down slightly to 12.93% from last month's 12.96%. The chance a listing sells over it expiring is still much greater for single family homes versus condos this most recent month by a difference of 8.84 percentage points for single family homes. If you recall from last month, that difference has shrunk from a delta of 10 percentage points difference. On the whole, the market continues to move back and forth in subtle directions with no specific trend lines carrying for a long period of time. As we enter our peak season where the world descends upon our perfect weather with abundant activities throughout our real estate market, let's keep an eye on supply and demand and see what 2026 might have in store. Thank you for your time. Please reach out with anything you might need our help with.
Properties &c. November 2025 Market Report
Hello, my name is Sean Greco. This is the November 2025 market report. In keeping with last month's summary, I want to touch on the same metrics, and this time I'm going to include single family homes. More condos are actively listed for sale up to 2522 from 2463 last month. This is well below the 3,662 active condos for sale in March of 2020 and well above that low of 1,99 active condos for sale in May of 2022. This active inventory represents supply. Now, let's see the demand in direct relation to the actual supply. Condo closed sales ticked up to 450 units. With the increase in supply, this still registers as an increase when taken as a percentage from 16.89% chance of selling last month versus a 17.85% chance of selling this month. Expired condo listings ticked down to 408 units. With the increase in supply, this registers as a decrease when taken as a percentage from 17.3% chance of expiring last month versus a 16.18% chance of expiring this month. What caught our eyes was the inflection point of a higher percentage chance to sell a condo verse a condo expiring unsold. This is one of the more important data points we look for comparing percent chance of selling verse percent chance of expiring based on that month's active supply. To summarize the calendar year of 2025, from January through April and August through October, all of those months had a higher chance a listing would expire unsold versus that listing selling. And May, June, July, and November are the months that have had a higher chance of selling versus the listing expiring unsold. So, what will December bring? Let's find out next month. Now, on to single family homes. There are more single family homes actively listed for sale. It went up to 270 homes this month compared to 246 homes last month. That is well below the 546 active homes for sale in March of 2020 and well above that low of 155 active homes for sale in January of 2022. This active inventory represents supply. Now let's see the demand in direct relation to the actual supply. Single family home sales stayed the same at 62 units. Well, with the increase in supply, this actually is going to decrease when taken as a percentage. It went from 25.2% chance of selling last month to 22.96% chance of selling this month. Expired home listings ticked down to 35 units. And with that increase in supply, this reduces when taken as a percentage from 17.07% chance of expiring last month to 12.96% chance of expiring this month. What caught my eye was the delta or the difference between the percentage chance to sell a home, which was 22.96% chance minus the percentage chance a home expires unsold at 12.96% chance. So in this case, that's 10 percentage points. This is also one of the more important data points we look for because in this instance where sales stayed the same and expired listings went down because the supply went up. When you take this as a difference between the two or a delta of 10 percentage points and you compare that
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to last month's delta of 8.13 percentage points, you realize that even when sales remained quote flat, end quote, you must put it in context and see that sellers actually improve their chance of selling versus expiring with this month's data. So to summarize 2025 for homes, every month has had a higher chance to sell versus expire. And with that largest delta or difference did not wasn't even this month at 10 percentage points. Believe it or not, in May of 2025, that delta was at 11.05 percentage points, favoring selling over expiring. We highly encourage anyone with more questions about this data to reach out. We know everyone wants bite-sized data points and is pressed for time, but you simply must spend time looking at data that matters in the proper context in order to glean true value ad insights when it comes to such a global and sophisticated market like the Miami Beach area where we practice real estate. Thank you for your time.