Miami luxury condos and waterfront homes

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Where you want to live

Every neighborhood page is rebuilt for 2026 with verified prices, record sales, new construction and the things buyers actually ask about.

Key Biscayne

Island living minutes from Brickell — and the first new condo in a decade.

Fisher Island

America’s most expensive zip code, reachable only by ferry.

Sunny Isles Beach

Branded oceanfront towers — Bentley, St. Regis, Porsche.

Bal Harbour

A three-speed market around the world’s best shopping.

Golden Beach

364 homes, no condos allowed, private beach.

South Beach

Art Deco, South of Fifth, and capped supply.

Fort Lauderdale

165 miles of waterways and a lower luxury ceiling.

Palm Beach

The island where the median is now eight figures.

The Miami market in 2026, in plain numbers

Miami is running two markets at once right now, and confusing them is the most expensive mistake a buyer or seller can make.

In June 2026, Miami-Dade single-family homes posted a median sale price of $695,000, up 3.73% year over year, with 4.9 months of supply and a median 52 days to contract. Inventory fell 22.74%. That is a seller’s market by any conventional reading.

Condominiums told the opposite story: a median of $431,000, down 3.15%, with 12.3 months of supply and 85 days to contract, up from 68 a year earlier. That is a buyer’s market, and it is where the negotiating leverage sits today.

Both can be true at once because they are driven by different things. Houses are constrained by land. Condominiums are absorbing the cost of Florida’s post-Surfside inspection and reserve laws, which have repriced older buildings across the county.

Meanwhile the top of the market is accelerating. Sales above $1 million reached 483 in June 2026, up 29.14% year over year, and total Miami-Dade sales rose 14.3% — the tenth consecutive month of annual growth.

Why older condos cost less — and what that actually means

Florida now requires a milestone structural inspection for condominium and cooperative buildings of three or more habitable storeys at 30 years from certificate of occupancy, then every ten years. Local agencies can require the first at 25 years where proximity to salt water justifies it — which captures most oceanfront stock in Miami-Dade.

Separately, reserves for eight structural components — roof, load-bearing walls, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and anything over $25,000 affecting them — cannot be waived by owner vote. HB 913 in 2025 allows a pause of up to two budget years, but only to fund repairs a milestone inspection identified. A pause is a deferred bill, not a discount.

This is why a 1970s oceanfront unit and a 2015 oceanfront unit on the same block can differ by hundreds of dollars per square foot. Sometimes the discount is a genuine opportunity. Sometimes it is the market pricing in an assessment you have not seen yet. The paperwork tells you which: the milestone report, the reserve study, the funding schedule, and three years of board minutes. We read all four before you go hard on a deposit.

Where the buyers are coming from

South Florida drew $4.4 billion in foreign residential purchases in 2025 across 5,300 properties, up from $3.1 billion the year before, with Miami-Dade taking $3.2 billion of it. Colombia led at 15%, Argentina at 12%, then Mexico and Brazil at 7% each. 51% of those transactions were all-cash.

Cash is not just an international story. In June 2026, 38.1% of all Miami-Dade closings were cash — and 48.5% of condominium sales, against 27.6% for single-family homes. If you are financing a condo purchase, you are competing in the smaller half of the pool, and that is worth knowing before you write.

Start here

Every guide on this site is rebuilt for 2026 from verified sources, with the downsides included. If you want the market view first: Miami luxury condos, waterfront homes, the 2026–2031 pre-construction pipeline, penthouses, lofts and Art Deco.

If you are selling, start with what the split market means for your property. If you already know the neighborhood, the neighborhood guides go building by building.

Why work with Josh Stein

Twenty-four years in Miami real estate and more than $1 billion in closed sales, built through online marketing and lead generation rather than farming a single zip code. Florida license SL3057661. Bilingual, and used to working with buyers who are three time zones away and need someone on the ground they can trust to tell them what is actually wrong with a building.

The approach here is simple: publish what is verifiable, name the downsides, and never quote a number we cannot source. More about Josh or get in touch.