Journal · Miami Luxury Condos Blog
194 home sales of $10 million or more through August 2026.
By Josh Stein · Florida license SL3057661 · Updated 27 October 2026
MIAMI REALTORS + RWorld reported on 16 September 2026 that Miami-Dade recorded 194 home sales of $10 million or more through August 2026, 14.1 percent above the full-year 2025 total of 170. The release also shows total home sales down 1.1 percent year over year in August 2026.
Key Takeaways
- 194 home sales of $10 million or more through August 2026, 14.1 percent above the full-year 2025 total of 170, per MIAMI REALTORS + RWorld, 16 September 2026.
- The projection is about 291 for the year, against a previous record of 230 set in 2021, per the same release.
- Total Miami-Dade home sales went the other way: down 1.1 percent year over year to 1,769 transactions in August 2026, and total dollar volume down 2.7 percent to $1.6 billion.
- Condominium inventory is 12.1 months (a buyer’s market), while single-family is 4.9 months, a seller’s market, per the same release.
- Only 21 of the 2,397 condominium buildings in Miami-Dade, Broward and Palm Beach counties are approved for FHA loans, 0.9 percent, according to the 16 September 2026 release, which cites the U.S. Department of Housing and Urban Development.
- 23.1 percent of Miami condominium resales in JSR’s recorded set were below the purchase price, across 42,359 resales in 234 buildings, per the Miami-Dade County Property Appraiser records pulled 22 September 2026 for JSR’s Miami Resale Record, updated 12 October 2026.
- Two markets, one county. The top of the market and the middle of it are not moving in the same direction, and a headline about records describes only one of them.
Miami-Dade has recorded more home sales of $10 million or more through August 2026 than in all of 2025, according to MIAMI REALTORS + RWorld on 16 September 2026. The same release shows total home sales and total dollar volume down in August 2026, so the top of the market and the middle are not moving together. JSR’s own count of Miami condominium resales, published 22 September 2026 in The Miami Resale Record, shows what owners got back when they sold.
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.
Last updated October 28, 2026, 2:01 pm
Two other JSR posts cover related ground: Miami houses and Miami condos are moving in opposite directions and how much of Miami condo buying is cash. Buyers weighing a pre-construction purchase can see how promised delivery dates have moved in the Pre-Construction Delivery Tracker.
The headline number, with the sentence it comes from
MIAMI REALTORS + RWorld reported on 16 September 2026: “Through August 2026, Miami-Dade has recorded 194 home sales of $10 million or more – already 14.1% above its full-year 2025 total of 170 transactions.”
The projection, from the same release: “At this current pace, the county is projected to finish 2026 with about 291 $10M+ home sales. That would smash the previous record of 230 sales, set in 2021 during the pandemic-fueled buying frenzy.”
Two things are worth holding onto. The 194 is eight months of data, not twelve. And the 291 is an extrapolation of the current pace, not a count; the release says so in its own words.
What the same release says about everything below $10 million
This is the part that gets dropped when the record number travels, and it is from the identical document, dated the identical day.
Per MIAMI REALTORS + RWorld, 16 September 2026:
- “Total home sales decreased 1.1% year-over-year to 1,769 transactions in August 2026,” and “single-family home transactions declined 3.1% year over year to 858.”
- “Miami-Dade total dollar volume decreased 2.7% year-over-year in August 2026 to $1.6 billion.”
- Condominium prices: “Prices decreased 0.49% year-over-year in August 2026, from $410,000 to $408,000.”
- Single-family prices: “Miami-Dade County single-family home median sale prices increased 3.82% year-over-year in August 2026, from $655,000 to $680,000.”
- Condominium sales did rise: “Condo sales increased 1% year-over-year in August 2026, from 903 to 911,” and “condos priced near the median price point, from $500K to $600K, saw a 32% year-over-year sales growth, increasing from 78 to 103.”
A county can set a $10 million record and record fewer total sales and less total dollar volume in the same month. Both are in the same release.
Inventory, which is where the two markets separate
Per MIAMI REALTORS + RWorld, 16 September 2026: “Months’ supply of inventory for single-family homes is 4.9 months, which indicates a seller’s market. Inventory for existing condominiums is 12.1 months, which indicates a buyer’s market. A balanced market between buyers and sellers offers between six- and nine-months supply.”
Both directions are tightening, though. The same release: “Total active listings at the end of August 2026 decreased 12.1% year-over-year, from 17,998 to 15,825,” with single-family listings down 19.23 percent and condominium listings down 9.04 percent.
Financing, which is why cash keeps showing up
Three numbers from the same 16 September 2026 release explain most of the cash share people quote at each other.
“Of the 2,397 condominium buildings in Miami-Dade, Broward and Palm Beach counties, only 21 are approved for FHA loans, according to statistics from the U.S. Department of Housing and Urban Development.” That is “just 0.9% of South Florida condo buildings.”
“Fannie Mae and Freddie Mac eliminated the limited review option for many condo loans on Aug. 3, 2026.”
And on rates: “According to Freddie Mac, the 30-year fixed-rate mortgage was 6.67% in August 2026. But rates have climbed since the start of September with rates at 7.17% as of Sept. 15, 2026.”
MIAMI REALTORS + RWorld Chief Economist Gay Cororaton, quoted in the same release: “With mortgage rates poised to remain above 6.7% through year-end, expect more cash and high-end buyers to drive the South Florida real estate market and for well-priced homes to sell quickly.”
The Chairman of the Board, Alfredo Pujol, made the two-markets point in the same document: “A banner year even with elevated mortgage rates. But it is also important to point out our condo market, the entry-market for first-time buyers, continues to see a rise in total year-over-year transactions, particularly near the median price point.”
What a record year does not tell you
A $10 million sale count is a count of transactions at the top. It says nothing about whether an individual owner made money.
JSR’s own analysis of the Miami-Dade recorded sales record, with county data pulled 22 September 2026 and the page updated 12 October 2026, covers 42,359 resales in the 234 buildings that have at least 20 county-recorded resales and a building page on this site. In that set, 23.1 percent of resales were below the purchase price, the median hold was 5.2 years, the median nominal change was +20.9 percent, and the median loss, where there was one, was −13.8 percent. Those are nominal figures: no inflation, no carrying cost, no selling cost.
Both things are true at once. The county is on pace for its highest count of $10 million sales, and roughly one Miami condominium resale in four in the recorded set came back below what the seller paid.
For wider context on where the money comes from, the same 16 September 2026 release notes that “international buyers purchased 49% of new South Florida construction, pre-construction and condo conversion sales over an 18-month period ending in July 2025,” and that for $1 million “homebuyers can purchase 58 square meters of prime property in Miami, according to the 2026 Knight Frank Wealth Report,” against Monaco at 16 square meters, New York at 34 and London at 33.
Data checked 23 September 2026 against the MIAMI REALTORS + RWorld release of 16 September 2026.
Before you put down a deposit, get the public record
A sales gallery shows the renderings. The record shows the rest: permits, how the promised delivery date has moved, and what the developer has delivered before. For a building that already exists, it also shows what owners got back when they sold. Tell Josh the building and he’ll send it.
Miami-Dade $10 million home sales: common questions
How many Miami-Dade home sales of $10 million or more have been recorded in 2026?
MIAMI REALTORS + RWorld reported on 16 September 2026 that Miami-Dade recorded 194 home sales of $10 million or more through August 2026, 14.1 percent above its full-year 2025 total of 170 transactions.
How many $10 million home sales is Miami-Dade projected to record in 2026?
The MIAMI REALTORS + RWorld release of 16 September 2026 projects about 291 sales of $10 million or more for 2026 at the current pace, against a previous record of 230 set in 2021. The 194 through August 2026 is eight months of data, and the 291 is an extrapolation, not a count.
Are total Miami-Dade home sales up or down?
Per MIAMI REALTORS + RWorld on 16 September 2026, total home sales decreased 1.1 percent year over year to 1,769 transactions in August 2026, and total dollar volume decreased 2.7 percent to $1.6 billion.
Is the Miami-Dade condo market a buyer’s market or a seller’s market?
According to MIAMI REALTORS + RWorld on 16 September 2026, months’ supply of inventory is 12.1 months for existing condominiums, which indicates a buyer’s market, and 4.9 months for single-family homes, which indicates a seller’s market. The same release says a balanced market offers between six and nine months’ supply.
How did Miami-Dade condo and single-family prices change in August 2026?
Per MIAMI REALTORS + RWorld on 16 September 2026, the condominium median price decreased 0.49 percent year over year in August 2026, from $410,000 to $408,000, while the single-family median increased 3.82 percent, from $655,000 to $680,000.
Why do cash buyers keep showing up in Miami condo sales?
The MIAMI REALTORS + RWorld release of 16 September 2026 says only 21 of the 2,397 condominium buildings in Miami-Dade, Broward and Palm Beach counties are approved for FHA loans, citing the U.S. Department of Housing and Urban Development, and that Fannie Mae and Freddie Mac eliminated the limited review option for many condo loans on 3 August 2026.
What were mortgage rates in the 16 September 2026 release?
Citing Freddie Mac, the MIAMI REALTORS + RWorld release of 16 September 2026 says the 30-year fixed-rate mortgage was 6.67 percent in August 2026, and that rates stood at 7.17 percent as of 15 September 2026.
How many Miami condo resales came back below the purchase price?
In JSR’s analysis of the Miami-Dade recorded sales record (county data pulled 22 September 2026, page updated 12 October 2026), 23.1 percent of 42,359 resales across 234 Miami condominium buildings were below the purchase price, the median hold was 5.2 years and the median nominal change was +20.9 percent. Those figures carry no inflation, carrying cost or selling cost.
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 REALTORS + RWorld, “Miami-Dade On Pace to Shatter $10M+ Up Home Sales Annual Record,” Miami, 16 September 2026, via PR Newswireprnewswire.com
- MIAMI REALTORS + RWorld, same release on its own site, 16 September 2026miamirealtors.com
- Daily Mail, “Florida luxury real estate is breaking records as wealthy buyers flood Sunshine State with cash,” via NewsBreak, 19 September 2026newsbreak.com
- JSR, “The Miami Resale Record,” page 93507, published 22 September 2026joshsteinrealtor.com