Miami Condo Data
A monthly, citable snapshot of the Miami condominium market: sales volume, prices, and building-inspection pressure across the neighborhoods own.miami tracks.
October 2025, ready to quote
The month in sentences you can paste straight into a story: each copy carries its citation.
- 1
The median time to sell a condo in Miami rose 40.3% year over year to 87 days in October 2025.
The numbers: October 2025: 87 days (n = 490 sales) · October 2024: 62 days (n = 426 sales)
- 2
The median condo price per square foot in South Beach fell to $516/sqft in October 2025, the lowest in 24 months of own.miami data.
The numbers: South Beach · October 2025: $516/sqft (n = 89 sales) · South Beach · August 2024 · previous low: $519/sqft (n = 66 sales)
- 3
The median condo sale price in Miami fell to $540K in October 2025, the lowest since December 2023.
The numbers: October 2025: $540K (n = 490 sales) · December 2023 · last time this level was reached: $530K (n = 491 sales)
Source: own.miami Data Room, October 2025, https://own.miami/data/2025-10Need a custom cut, a chart sized for your outlet or a comment? [email protected]
Free to publish under CC BY 4.0, credit “own.miami” and link the page.
Source: Own Miami, https://own.miami/data
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period November 1, 2023 through November 1, 2026.
Market movers
Standout activity this month across the condos we track, free to quote.
Every condo sale on record
The MLS only sees what a broker listed. Recorded deeds also count the developer closings in new towers and the resales that did not close through the MLS. Every condominium in Miami-Dade County, by the month the deed was recorded.
Sales with no MLS closing: 21% of the total.
Last 12 months: 12,174 condo sales, 935 of them new construction (7.7%).
Last 12 months: 12,174 condo sales recorded, 30% more than the 9,344 MLS closings of legal condos (condominium units, condo townhouses and villas).
Building buyouts: 46 units this month, 437 in the last 12 months. Bulk sales: 0 units this month, 0 in the last 12 months. A buyout is a developer or investor buying out an older building, usually to end the condominium; a bulk sale is one buyer taking a block of units at once. Both are counted apart, never in the total.
6 of the buyout and bulk-sale units in the last 12 months were condo-hotel rooms.
Condo sales by recording month, last 36 months
Condo sales on record since 2012
Monthly, by the month the deed was recorded. Building buyouts and bulk sales are left out. The resale split starts in December 2019: the countywide MLS closing history begins in mid-October 2019 and deeds are recorded weeks after closing, so December is the first month every deed can be matched. The line is MLS closings of legal condos (condominium units, condo townhouses and villas) by closing month.
| Year | Sales | New construction | MLS closings | Deeds vs MLS |
|---|---|---|---|---|
| 2012 | 20,729 | 2,708 | ||
| 2013 | 21,685 | 1,157 | ||
| 2014 | 19,044 | 641 | ||
| 2015 | 20,736 | 2,400 | ||
| 2016 | 18,771 | 3,115 | ||
| 2017 | 17,882 | 3,125 | ||
| 2018 | 19,499 | 3,903 | ||
| 2019 | 17,761 | 2,745 | ||
| 2020 | 15,643 | 1,663 | 11,402 | +37% |
| 2021 | 27,923 | 1,434 | 22,277 | +25% |
| 2022 | 24,666 | 1,180 | 18,006 | +37% |
| 2023 | 15,591 | 977 | 12,154 | +28% |
| 2024 | 14,192 | 1,506 | 10,640 | +33% |
| 2025 to date (10 months) | 10,035 | 719 | 7,846 |
The month’s total includes 75 sales the Property Appraiser did not treat as open-market sales (bank, government, estate and similar sales).
Countywide only. The tracked neighborhoods above hold a minority of Miami-Dade’s condos, so deed counts are not split by neighborhood and do not compare with the MLS figures above.
Sources: Miami-Dade Clerk of the Court official records (deeds), Miami-Dade County Property Appraiser, MIAMI REALTORS® MLS. How we count →
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period December 1, 2019 through October 31, 2025.
Condo months of supply since 2013
Estimated months of supply of condos listed for sale in Miami-Dade, month by month. Oct 2025: 16.0 months.
6 months: below, a seller’s market9 months: above, a buyer’s market
Condo listings for sale divided by the average monthly condo sales of the last 12 months. MLS-listed inventory only: developer units sold off-plan and never listed are not in it. Estimated, see methodology
Who owns Miami-Dade condos
As of January 1, 2025, 37.1% of Miami-Dade condo units were their owner’s primary residence and 25.4% were owned by a company or trust, compared with 21.9% in 2017.
Owner’s primary residence (homestead)Owned by a company or trust
| January 1 | Condo units | Homestead | Company or trust | Bill to another US state | Bill abroad |
|---|---|---|---|---|---|
| 2025 | 387,129 | 37.1% | 25.4% | 6.7% | 1.5% |
| 2024 | 384,104 | 36.9% | 24.9% | 6.8% | 1.5% |
| 2023 | 382,067 | 36.4% | 24.5% | 6.9% | 1.5% |
| 2022 | 378,118 | 35.9% | 24.0% | 6.9% | 1.6% |
| 2021 | 370,939 | 35.9% | 23.7% | 6.6% | 1.6% |
| 2020 | 368,352 | 35.6% | 23.9% | 6.6% | 1.7% |
| 2019 | 363,857 | 35.5% | 23.4% | 6.8% | 1.8% |
| 2018 | 358,427 | 35.7% | 22.6% | 6.9% | 1.9% |
| 2017 | 355,075 | 35.7% | 21.9% | 7.0% | 1.9% |
Every condo unit on the state’s tax roll for Miami-Dade, as of January 1 of each year. Homestead means the owner claims the unit as a permanent Florida residence. Where the tax bill is mailed undercounts foreign owners: many have their bills sent to a manager or lawyer in Miami. Source: Florida Department of Revenue tax rolls, see methodology
Condos and houses: prices from public records
In 2024, condo resales recorded in Miami-Dade sold for a median $398 per square foot, against $359 for single-family houses.
| Condo resales (deeds) | Single-family houses (state records) | ||||
|---|---|---|---|---|---|
| Year | Resales | Median $/sq ft | Sales | Median price | Median $/sq ft |
| 2026 (to date) | 9,377 | $390 | |||
| 2025 | 10,745 | $391 | |||
| 2024 | 12,188 | $398 | 12,736 | $650,000 | $359 |
| 2023 | 14,151 | $394 | 12,642 | $600,000 | $327 |
| 2022 | 21,563 | $380 | 15,650 | $550,000 | $301 |
| 2021 | 18,801 | $317 | 20,201 | $475,000 | $259 |
| 2020 | 7,150 | $254 | 16,616 | $400,000 | $215 |
| 2019 | 7,769 | $243 | 15,955 | $365,000 | $199 |
| 2018 | 8,318 | $244 | 16,284 | $350,000 | $189 |
| 2017 | 8,458 | $228 | 16,121 | $331,000 | $176 |
| 2016 | 10,679 | $221 | 14,583 | $317,000 | $164 |
| 2015 | 15,523 | $217 | |||
| 2014 | 16,519 | $212 | |||
| 2013 | 20,106 | $195 | |||
| 2012 | 17,690 | $165 | |||
Houses are the state’s qualified single-family sales and stop at the last full year its file covers (through Aug 2025). Condo prices per square foot use our recorded-deed resales with each unit’s living area from the state roll. Sources and method
Verified-records datasets
Numbers nobody else publishes: read from the Miami-Dade Clerk, the court docket, Florida DBPR, HUD and the VA, building by building, then rolled up. Aggregates only, never a loan, lender, buyer, party or unit.
Live snapshot as of Nov 1, 2026, not tied to the report month.
How Miami condo buyers pay
From mortgages and deeds recorded over the last 12 months in 768 tracked condo buildings.
Government-backed loans: 3 of 803 buildings are on HUD’s FHA-approved condo list today and 20 on the VA’s; 13 FHA or VA loans were recorded in 12 months.
295 of 768 buildings are financeable at ordinary terms (Financeability Index strong or good). Building-by-building financeability →
The bank-financed share is a floor: a loan we could not pair to its deed is not counted, so “no bank mortgage” includes cash, private and seller financing. Down payments are read from loans a regulated lender wrote and paired to the sale price.
Checked against the public record
728 buildings were searched in the Miami-Dade Clerk’s official records and Florida DBPR within the last 90 days.
- Special assessment in force (per the building’s own listings)75 buildings
- Listings state no special assessment90 buildings
- City of Miami 40-year recertification 2+ years overdue or plan lapsed19 buildings
- City of Miami 40-year recertification completed5 buildings
- Open or disciplined DBPR complaint93 buildings
Liens, lis pendens and association collections count toward a building’s verdict but are never published by kind or by building. Every reading is reviewed before it counts.
What condo associations are in court over
Civil cases involving the associations of 713 buildings, from the Miami-Dade court docket, classified by type and reviewed.
- Construction-defect, structural or developer suits8 buildings
- Only routine liability (slip-and-fall, employment)39 buildings
| Type | Buildings | Cases |
|---|---|---|
| Personal injury / common-element claim | 41 | 54 |
| Contractor / vendor dispute | 14 | 14 |
| Construction defects | 8 | 8 |
| Insurance claim | 6 | 7 |
| Board / governance litigation | 4 | 4 |
Florida DBPR, the condominium regulator: 187 of 705 associations drew a complaint in 36 months: 722 complaints, 189 still open, 17 closed with discipline.
Counts only. Cases still awaiting review are left out, and types seen in fewer than 3 buildings are not shown. DBPR investigations are confidential and never counted.
Developer Score leaderboard
33 developer brands with three or more published buildings (290 buildings in all), scored on build quality, building health, financeability, market performance, track record and consistency.
| Rank | Developer | Score | Buildings |
|---|---|---|---|
| #1 | Terra | 73A− | 17 |
| #2 | Melo Group | 71A− | 5 |
| #3 | Fisher Island Holdings | 68B+ | 5 |
| #4 | Dacra | 68B+ | 4 |
| #5 | Ocean Club Development Company | 67B+ | 11 |
Cite as: own.miami Data Room, Nov 1, 2026 (CC BY 4.0).
Year to date
Through Oct 2025Median sold price per sq ft, monthly
Source: Own Miami, https://own.miami/data
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period November 1, 2023 through November 1, 2026.
own.miami Condo Index
Our proprietary index prices every condo building per square foot against the market: 100 = the median Miami building ($713/sqft), 200 = twice that. Median building in this view: 100.
| Building | Neighborhood | Index | Momentum | $/sq ft |
|---|---|---|---|---|
| Palazzo della Luna | Fisher Island | 494 | +75 | $3,989/sqft |
| The Surf Club | Bal Harbour & Surfside | 493 | +75 | $3,931/sqft |
| Palazzo del Sol | Fisher Island | 489 | -13 | $3,689/sqft |
| Continuum On South Beach | South Beach | 437 | +97 | $3,921/sqft |
| Oceanside at Fisher Island | Fisher Island | 425 | 0 | $2,971/sqft |
| Bayview at Fisher Island 4900 | Fisher Island | 391 | 0 | $2,900/sqft |
| Bayview at Fisher Island 5100 | Fisher Island | 374 | 0 | $2,689/sqft |
| Palazzo del Mare | Fisher Island | 369 | 0 | $2,954/sqft |
Building health
Special-assessment outlook across tracked towers, as shown on each building page, building age under Florida SB-4D, active-listing disclosures and verified public records (a City of Miami recertification on file moves a tower out of Elevated). An estimate, not an inspection finding. The median is the Health axis of the own.miami Building Score.
Buildings facing structural milestone inspections
169 of 758 tracked condo towers hit a Florida SB-4D inspection milestone within 2 years: 25 facing a first 25-year inspection and 144 due for a recurring 10-year review.
A milestone is a mandated inspection deadline set by a building’s age, not a finding that a building is unsafe. Estimate from public building age under Florida SB-4D (coastal Miami: first milestone at 25 years, then every 10). Not an inspection record, verify any specific building with its association.
By neighborhood
| Neighborhood | Sales volume | Closed | Median price | $/sq ft | MoM |
|---|---|---|---|---|---|
| $89.45M | 73 | $535K | $443/sqft | −0.2% | |
| $83.66M | 89 | $380K | $516/sqft | +29% | |
| $58.68M | 81 | $640K | $624/sqft | +2.7% | |
| $43.67M | 63 | $400K | $327/sqft | +51% | |
| $40.97M | 23 | $824K | $719/sqft | +52.2% | |
| $39.9M | 63 | $487K | $485/sqft | −30.6% | |
| $32.2M | 35 | $585K | $580/sqft | −29.5% | |
| $29.16M | 32 | $488K | $595/sqft | +14.4% | |
| $19.93M | 16 | $1.04M | $584/sqft | −69.9% | |
| $17.78M | 10 | $1.26M | $930/sqft | +6.3% | |
| $3.13M | 5 | $495K | $618/sqft | −28.5% |
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Figures are compiled from Miami MLS closed-sale records for condominiums at every price across the 12 neighborhoods own.miami tracks: the whole condo market, not only the listings on own.miami, which start at $450K. Each sale is counted once (per MLS listing) in the calendar month it closed. Sales volume is the sum of closed prices; medians are per closed sale. Month-over-month and year-over-year changes are shown only when both months cover the same neighborhoods, where a neighborhood’s full history starts later, the comparison is withheld rather than letting the change in coverage pass for a market move. Active inventory is live: condos listed for sale today at every price, excluding towers not yet delivered; months of supply divides it by the average monthly resale closings over the 12 months ending with the report month. Building health follows each building page: age under Florida SB-4D (first milestone at 25 years on the coast, then every 10) plus verified public records such as a City of Miami recertification on file.
This data is free to cite and republish with attribution to Own.Miami (own.miami).
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Updated Oct 2025 · Source: Own Miami, https://own.miami/data
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period November 1, 2023 through November 1, 2026.