The Investor-Concentration Limit Was Retired. What That Unlocked in Brickell and Edgewater
One rule change on 3 August 2026 ran in buyers’ favour, and it matters most in the two Miami submarkets with the heaviest rental ownership.
Miami Real Estate Journal
Every Live Local Act Application in Miami Beach, and What Two of Them Would Build
The city’s register lists ten Live Local Act applications under review. Here is the full list with file numbers, and what the two reported plans would build.
What Happens When a Miami Condo Building Fails a Full Review
Since 3 August 2026 every financed purchase in an established project gets a Full Review. Failing one does not make a building unsellable. It makes it cash-only.
What Coral Gables development land actually costs in 2026
Two assembled condominium sites, two recorded deeds, and the assessed rate the county puts on the same ground.
Reserves Rise to 15% on 4 January 2027. What to Ask Before You Offer
The minimum reserve allocation climbs from 10% to 15% of annual budgeted assessment income. An underfunded association has months, not years.
Fisher Island: 234 homes, 193 recorded resales, and a 125% median gain
The tightest resale record of any Miami neighbourhood I have pulled — and the one caveat that stops it being a promise.
The $50,000 Deductible Rule That Can Make a Miami Condo Unfinanceable
Since 1 July 2026, a master insurance policy with a per-unit deductible above $50,000 makes a project ineligible. Many associations accepted that increase to hold premiums down.
Your Building’s Milestone Year: The Number Nobody Publishes
Every Miami condominium has a first milestone inspection year that follows mechanically from its certificate of occupancy. Almost nobody publishes it building by building.
How often does a Miami condo actually trade?
On Fisher Island one home in thirty-two changes hands in a year. In the Upper Eastside it is one in fourteen. What turnover tells a buyer that a listing feed cannot.
Miami’s Tenth Consecutive Month of Sales Growth, and What It Hides
Total Miami-Dade sales rose 14.3% in June 2026, the tenth straight month of annual growth. The headline is true and it conceals two markets.