August 2026 Market Report
Good Day from sunny South Florida, this is the August 2026 Market Report for Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands and Fisher Island.
We break the data into Condos and Single Family Homes. We start with the top 5 takeaways for each category, and then go into the specific numbers:
Top 5 takeways for Condos:
1. Inventory dropped again, that is 8 months in a row, and is down at it's lowest level since January 2024
2. Closed sales dropped by 52 units to 535.
3. Condo listings that expired unsold dropped, while closed sales also dropped, and active inventory decreased.
4. Lower Supply with lower Demand doesn't show a clear direction on prices.
5. In May we hit an inflection point where there is a greater chance a Condo would sell at 27.73% rather than expire unsold at 21.88%, and that trend has continued through this month!
Top 5 takeways for Single Family Homes:
1. Inventory dropped again, that is the 5th month in a row, and is at it's lowest level since March 2022!
2. Closed sales dropped by about 12%, down to 97.
3. Home listings that expired unsold increased by 1, while closed sales decreased, and active inventory decreased.
4. Lower Supply with lower Demand doesn't show a clear direction on prices.
5. The higher chance a Home sells rather than expires unsold has been in place for over 3 years, this most recent delta between chances a home sells vs. expires is down to 33.53%, in 4 months the delta went from 8.8% to 20.42% to 29.95% to 38.02% to 33.53%
The data is clear, the numbers have peaked for this recent trend line and are now heading in the other direction, although far from reaching an inflection point shifting back to a buyer's market. Markets are all about supply and demand...
What does this mean for Sellers - it's good news...there are less condos and homes for buyers to choose from, albeit with less demand than recent months.
What does this mean for Buyers - it's not so good news...there are less condos and homes to view and offer on, albeit with less competition from other buyers.
Specifically on Condominiums
-Active Condos Listed for Sale dropped by 77 units to 1,929, from 2,006. This is the lowest amount of condos listed for sale since January of 2024 at 1,863.
-Condo Closed Sales dropped 52 units to 535, from 587. While inventory also dropped, taken as a percentage this is off a good amount from the 592 closed sales in June.
-With the drop in inventory and drop in closed sales, this dropped the percentage chance a condo will sell in relation to active inventory down to 27.73%, from 29.26%. This is still a higher chance of selling over expiring by 5.86%.
-Expired Listings decreased by 17 units to 422, from 439.
-The percentage chance a condo expired unsold in relation to active inventory stayed the same at 21.88%.
-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.
Let's move onto Single Family Homes:
--Active Homes Listed for Sale decreased by 19 units to 173, from 192.
--Closed Home Sales decreased by 14 units to 97, from 111.
--The percentage chance a home will sell in relation to active inventory slightly dropped to 56.07%, from 57.81%.
--Expired Listings increased by 1 unit to 39, from 38.
--This pushed the percentage chance a home expired unsold in relation to active inventory up to 22.54%, from 19.79%.
Thanks for taking the time to learn about our local market. Supply and demand determine pricing...
Investing 5 minutes of your time each month to learn the trend lines, is a very intelligent use of your time. Please feel free to call or email us to discuss these data points in more detail and what they mean specifically for you!
See you next month!
July 2026 Market Report
Good Day from sunny South Florida, this is the July 2026 Market Report for Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands and Fisher Island.
We break the data into Condos and Single Family Homes. We start with the top 5 takeaways for each category, and then go into the specific numbers:
Top 5 takeways for Condos:
1. Inventory dropped again, that is 7 months in a row, and is down at it's lowest level since January 2024
2. Closed sales dropped by 5 units to 587.
3. Condo listings that expired unsold dropped, while closed sales also dropped, and active inventory decreased.
4. Lower Supply with Higher Demand typically puts upward pressure on prices.
5. We hit an inflection point 2 months ago with that trend expanding this month. There continues to be a greater chance a Condo would sell rather than expire unsold, with a 10.4% improvement over the last 3 months of data!
Top 5 takeways for Single Family Homes:
1. Inventory dropped again, that is the 4th month in a row, and is at it's lowest level since April 2022!
2. Closed sales continue to climb for the 4th month in a row, hitting it's highest level since April 2022!
3. Home listings that expired unsold decreased, while closed sales increased, and active inventory decreased.
4. Lower Supply with Higher Demand typically puts upward pressure on prices.
5. The higher chance a Home sells rather than expires unsold has been in place for over 3 years, this most recent delta between chances a home sells vs. expires is up to 38.02%, the highest percentage going back to June 2022! In 3 months the delta went from 8.8% to 20.42% to 29.95% to 38.02%!
I wonder if anyone is paying attention to this, the data is crystal clear and continues to move in the same direction. Markets are all about supply and demand...
What does this mean for Sellers - it's good news...there are less condos and homes for buyers to choose from, and more buyers chasing less supply in the market gives sellers pricing power.
What does this mean for Buyers - it's not so good news...there are less condos and homes to view and offer on, with more buyers competing for lesser inventory gives buyers less options. All those deal hunters that didn't transact, the data isn't going your way...
Specifically on Condominiums
-Active Condos Listed for Sale dropped by 143 units to 2,006, from 2,149. This is the lowest amount of condos listed for sale since January of 2024 at 1,863.
-Condo Closed Sales dropped 5 units to 587, from 592. This means Closed Sales are up about 40% since February 2026's 419 Closed Sales! While Active Inventory is down about 19% over that same time!
-With the drop in inventory and small drop in closed sales this pushed the percentage chance a condo will sell in relation to active inventory up to 29.26%, from 27.55%. The last time you had a higher percentage was in July of 2024 at 32.39%.
-Expired Listings increased by 28 units to 439, from 411.
-This increased the percentage chance a condo expired unsold in relation to active inventory up to 21.88%, from 19.13%.
-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.
Let's move onto Single Family Homes:
--Active Homes Listed for Sale decreased by 25 units to 192, from 217.
--Closed Home Sales increased by 6 units to 111, from 105.
--The percentage chance a home will sell in relation to active inventory went up to 57.81%, from 48.39%. The last time you had a higher percentage was in April of 2022 at 66.09%.
--Expired Listings decreased by 2 units to 38, from 40.
--This pushed the percentage chance a home expired unsold in relation to active inventory up to 19.79%, from 18.43%.
Thanks for taking the time to learn about our local market. Supply and demand determine pricing...
Investing 5 minutes of your time each month to learn the trend lines, is a very intelligent use of your time. Please feel free to call or email us to discuss these data points in more detail and what they mean specifically for you!
See you next month!
June 2026 Market Report
Good Day from sunny South Florida, this is the June 2026 Market Report for Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands and Fisher Island.
We break the data into Condos and Single Family Homes. We start with the top 5 takeaways for each category, and then go into the specific numbers:
Top 5 takeways for Condos:
1. Inventory dropped again, that is 6 months in a row, and is down to at it's lowest level since September 2024
2. Closed sales continue to climb, that is 4 months in a row, hitting it's highest level since July 2024
3. Condo listings that expired unsold dropped, while closed sales increased and active inventory decreased, or said another way:
4. Lower Supply with Higher Demand typically puts upward pressure on prices.
5. We hit an inflection point last month with that trend expanding this month. There is now a greater chance a Condo would sell rather than expire unsold, with an 11.44% improvement over the last 2 months of data!
Top 5 takeways for Single Family Homes:
1. Inventory dropped again, that is the 3rd month in a row, and is at it's lowest level since October 2022!
2. Closed sales continue to climb for the 3rd month in a row, hitting it's highest level since July 2022!
3. Home listings that expired unsold increased, while closed sales increased and active inventory decreased
4. Lower Supply with Higher Demand typically puts upward pressure on prices.
5. The higher chance a Home sells rather than expires unsold has been in place for over 3 years, this most recent delta between chances a home sells vs. expires is up to 29.95%, the highest percentage going back to July 2022! In two months it went from 8.8% to 20.42% to 29.95%!
I wonder if anyone is paying attention to this, the data is crystal clear...
What does this mean for Sellers - it's good news...there are less condos and homes for buyers to choose from, and more buyers chasing less supply in the market gives sellers pricing power.
What does this mean for Buyers - it's not so good news...there are less condos and homes to view and offer on, with more buyers competing for lesser inventory gives buyers less options. All those deal hunters that didn't transact, the data isn't going your way...
Specifically on Condominiums
-Active Condos Listed for Sale dropped by 64 units to 2,149, from 2,213. This is the lowest amount of condos listed for sale since September of 2024 at 2,118.
-Condo Closed Sales jumped 15 units to 592, from 577. This means Closed Sales are up over 41% since February 2026's 419 Closed Sales! While Active Inventory is down about 13%!
-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 27.55%, from 26.07%. The last time you had a higher percentage was in August of 2024 at 28.42%.
-Expired Listings dropped by 75 units to 411, from 486.
-This dropped the percentage chance a condo expired unsold in relation to active inventory down to 19.13%, from 21.96%.
-Please rememeber 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.
Let's move onto Single Family Homes:
--Active Homes Listed for Sale decreased by 23 units to 217, from 240.
--Closed Home Sales increased by 22 units to 105, from 83.
--The percentage chance a home will sell in relation to active inventory went up to 48.39%, from 34.58%. The last time you had a higher percentage was in June of 2022 at 53.62%.
--Expired Listings increased by 6 units to 40, from 34.
--This pushed the percentage chance a home expired unsold in relation to active inventory up to 18.43%, from 14.17%.
Thanks for taking the time to learn about our local market. Supply and demand determine pricing...
Investing 5 minutes of your time each month to learn the trend lines, is a very intelligent use of your time. Please feel free to call or email us to discuss these data points in more detail and what they mean specifically for you!
See you next month!
May 2026 Market Report
Good Day from sunny South Florida, this is the May 2026 Market Report for Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands and Fisher Island.
We break the data into Condos and Single Family Homes. We start with the top 5 takeaways for each category, and then go into the specific numbers:
Top 5 takeways for Condos:
1. Inventory dropped again and is at it's lowest level since October 2024
2. Closed sales continue to climb, hitting it's highest level since August 2024
3. Condo listings that expired unsold dropped, while closed sales increased and active inventory decreased
4. Lower Supply with Higher Demand typically puts upward pressure on prices.
5. We hit an inflection point where there is now a greater chance a Condo would sell rather than expire unsold, going from -3.02% to 4.11%, which is a huge 7.13% swing to the other direction!
Top 5 takeways for Single Family Homes:
1. Inventory dropped again and is at it's lowest level since September 2024
2. Closed sales continue to climb, hitting it's highest level since August 2024
3. Home listings that expired unsold dropped, while closed sales increased and active inventory decreased
4. Lower Supply with Higher Demand typically puts upward pressure on prices.
5. The higher chance a Home sells rather than expires unsold has been in place for over 3 years, this most recent jump saw a huge swing from an 8.8% higher chance to sell over expiring, up to a staggering 20.42% chance!
Both these data sets are moving in the same direction.
What does this mean for Sellers - it's good news...there are less condos and homes for buyers to choose from, and more buyers chasing less supply in the market gives sellers pricing power.
What does this mean for Buyers - it's not so good news...there are less condos and homes to view and offer on, with more buyers competing for lesser inventory gives buyers less options.
Specifically on Condominiums
-Active Condos Listed for Sale dropped by 136 units to 2,213, from 2,349. This is the lowest amount of condos listed for sale since October of 2024 at 2,197.
-Condo Closed Sales jumped 75 units to 577, from 502. This means Closed Sales are up nearly 38% since February 2026's 419 Closed Sales! While Active Inventory is down about 10%!
-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 26.07%, from 21.37%. The last time you had a higher percentage was in August of 2024 at 28.42%.
-Expired Listings dropped by 87 units to 486, from 573.
-This dropped the percentage chance a condo expired unsold in relation to active inventory down to 21.96%, from 24.39%.
-Please rememeber 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.
Let's move onto Single Family Homes:
--Active Homes Listed for Sale decreased by 10 units to 240, from 250.
--Closed Home Sales increased by 17 units to 83, from 66.
--The percentage chance a home will sell in relation to active inventory went up to 34.58%, from 26.4%. The last time you had a higher percentage was in August of 2024 at 36.17%.
--Expired Listings decreased by 10 units to 34, from 44.
--This pushed the percentage chance a home expired unsold in relation to active inventory down to 14.17%, from 17.6%.
Thanks for taking the time to learn about our local market. Supply and demand determine pricing...
Investing 5 minutes of your time each month to learn the trend lines, is a very intelligent use of your time. Please feel free to call or email us to discuss these data points in more detail and what they mean specifically for you!
See you next month!
April 2026 Market Report
March 2026 Market Report
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%.
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
January 2026 Market Report
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%.
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.