Journal · Miami Beach
By Josh Stein · Florida license SL3057661 · Updated 22 October 2026
Condo sales, first half 2026
Qualified condo sales in the Miami-Dade buildings JSR tracks, Miami-Dade County Property Appraiser, first half 2026 vs first half 2025.
In the first half of 2026, Miami Beach recorded 60 condo sales of $5 million or more in the buildings we track, according to the Miami-Dade County Property Appraiser. Greater Downtown, including Brickell and Edgewater, recorded 9. Coconut Grove and Coral Gables together recorded 9.
At $1 million and up the count is closer: Miami Beach 250, Greater Downtown 252, Coconut Grove and Coral Gables 66. Those numbers are usually reported as a ranking. They are more useful read as different qualities.
Listing information is deemed reliable but is not guaranteed and is provided exclusively for consumers' personal, non-commercial use. Data is supplied by the MLS and may be subject to change or withdrawal without notice.
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Depth is not the same as growth
Coconut Grove and Coral Gables grew fastest, from 54 sales of $1M or more to 66, up 22%. Greater Downtown held level at 252. Miami Beach fell from 378, but that fall is the end of a delivery wave, not a weaker market: in the first half of 2025, buyers at 72 Park and Five Park took title to more than 150 new units, and those first closings are behind it. Resales on the Beach rose.
Depth at the top matters to a seller in a way growth does not. A market with 60 comparable $5M-plus sales in six months produces defensible pricing, a real buyer pool at most price points, and appraisals that hold. A fast-growing market with a handful of sales at that level has momentum and thinner evidence.
What that means at the negotiating table
In a deep market, both sides can point to comparables, and negotiations tend to converge. In a thin one, the seller’s optimism and the buyer’s caution both have room to be defended, and deals fall apart over valuation more often.
If you are selling on the Beach, the comparable set is your friend. If you are buying in a fast-growing but thinner submarket, an appraisal contingency is doing more work than usual.
For events in Miami Beach this season, see Art Basel Miami Beach 2026.
Inside the Beach
The buildings that define the top of each stretch are worth knowing by name: Continuum and Apogee in South of Fifth, Faena House and Eighty Seven Park on the mid and north beach, the Four Seasons Residences at The Surf Club and Seaway in Surfside.
The Miami-Dade condominium record, $86 million for a Seaway at The Surf Club penthouse in November 2025, was reported by The Real Deal on 24 November 2025 to beat a $44 million Four Seasons Residences sale; the county also records a $60,000,000 two-unit Faena House sale in 2015.
The caution
Depth is a market-level quality. It does not protect an individual building with an insurance, reserve or structural problem, and since August 2026 those problems determine whether a buyer can get a conventional Fannie Mae or Freddie Mac loan in the building.
A deep market with a thin building is still a thin sale.
Miami Beach depth is an average. Your building is not.
Two Miami Beach towers a block apart can trade hundreds of dollars a foot apart. Run the valuation tool for the county-recorded range in yours, then ask Josh for the qualified sales it is built on.
Frequently asked questions
Which Miami submarket has the deepest luxury market?
Miami Beach, with 60 county-recorded condo sales of $5 million or more in the first half of 2026, against 9 in Greater Downtown and 9 in Coconut Grove and Coral Gables, in the buildings JSR tracks.
Which Miami luxury submarket is growing fastest?
Coconut Grove and Coral Gables together, up 22% in the first half of 2026 (from 54 to 66 condo sales of $1M or more), while Greater Downtown held level at 252.
Why did Miami Beach luxury sales fall in 2026?
Because the first closings at new towers such as 72 Park and Five Park, more than 150 in the first half of 2025, are over. Resales of $1M-plus condos on the Beach rose.
Why does market depth matter more than growth to a seller?
Depth produces a larger comparable set, which supports defensible pricing and appraisals that hold.
How has your building held its value? The Miami Condo Index ranks Miami condo buildings by their county sale records: real price per square foot, turnover and four-year change.
Sources and further reading
- Miami-Dade County Property Appraiser, qualified sales recordsmiamidadepa.gov
- The Real Deal — Fort Partners sells oceanfront Seaway penthouse for record $86M, 24 November 2025therealdeal.com
- Fannie Mae — Lender Letter LL-2026-03, 18 March 2026singlefamily.fanniemae.com
- Josh Stein Realtor — Miami Luxury Condos, building by buildingjoshsteinrealtor.com