Cash share, Miami-Dade
When most of your competition is not waiting on financing, speed and clean terms matter as much as price.
Just under half of all Miami-Dade condominium sales closed in cash in June 2026. Higher up, cash is the norm: 82% of Miami condo sales at $1 million and above were all-cash in 2025, according to the MIAMI Association of Realtors’ 17 July 2026 report, citing Realtor.com. Across every kind of Miami home sale, the June 2026 cash share was 38.1%.
That gradient is the most useful single fact in this market, and it explains something that otherwise looks contradictory.
Why the new rules hurt the middle, not the top
Since 3 August 2026, every financed purchase in an established condominium project requires a Full Review. A building that fails one becomes cash-only.
At $8 million, where roughly four buyers in five are paying cash, that is a manageable problem. At $600,000, where the overwhelming majority need a mortgage, it is close to fatal for the seller. The same rule, applied evenly, lands with completely different force at different price points.
What it means if you are buying with a mortgage
You are competing against people who are not. That does not mean you lose — it means you win on different terms. Get fully underwritten rather than pre-qualified. Know the building’s review status before you offer, not after. And understand that a seller choosing between your financed offer and a lower cash offer is pricing certainty, not just dollars.
What it means if you are selling
If your building has an insurance, reserve or structural problem, your realistic buyer pool is the cash half of the market, and you should price and market to it deliberately rather than discover it after sixty days.
The median condominium in Miami-Dade took 85 days to contract in June 2026, up from 68 a year earlier. That drift is what a shrinking financed buyer pool looks like in the data.
The uncomfortable arithmetic
Cash share rising is often reported as a sign of market strength. It is at least as much a sign of financing friction. Both readings are true, and which one dominates depends entirely on the building.
Find out what a cash buyer would actually pay for your unit
Cash share is a market-wide number. What matters to you is your building: how many of its recent sales closed without financing, and at what rate per square foot. Run the valuation tool for the county-recorded range in your building, then tell Josh the unit and he’ll send the sales behind it.
Frequently asked questions
What share of Miami condo sales are cash?
48.5% of Miami existing condominium sales closed in cash in June 2026, according to the MIAMI Association of Realtors. At $1 million and above the share is far higher: 82% of Miami condo sales in that range were all-cash in 2025.
Why does cash share matter to a financed buyer?
Because a building that fails a Full Review becomes cash-only. The higher the cash share in a price band, the less that failure hurts the seller — and the more it constrains you.
Is a rising cash share a sign of a strong market?
Partly. It also reflects financing friction created by the condominium review rules, and both readings can be true of the same building.