Edgewater condo market report — Oct 2026
Live inventory as of today; sales figures from closed MLS transactions.
Where the market stands
491 condos are for sale today against a pace of 42 sales a month — 11.8 months of supply, a buyer's market. 35% of active listings have cut their price, by a median 4.8%. Sellers achieved a median 92.9% of their original asking price; 6% closed at or above ask.
Is Edgewater a buyer's or a seller's market?
Five standard market signals in one reading: 0 is a strong buyer's market, 100 a strong seller's.
Room to negotiate. Offers below asking are normal, and most listings will still be there next week.
Price to the sold comps, not to other asking prices, and be ready to negotiate.
Miami overall: 25 · Buyer's market — 11 points more seller-friendly than Miami overall
What's behind the reading
- Months of supply11.8 monthsFavors buyers491 listings · 499 sales in 12 months · weight 35%
How long today's listings would take to sell at the past year's sales pace. In Miami condos, under 6 months favors sellers and over 9 favors buyers.
- Sale-to-list price93.3%Favors buyers233 sales · weight 25%
Median sale price as a share of the original asking price, sales in the last 6 months. Above 97% favors sellers; below 95% means buyers are negotiating.
- Days on market78 daysNeutral233 sales · weight 15%
Median days from listing to sale for homes sold in the last 6 months. Faster sales favor sellers.
- Listings with a price cut35%Neutral491 listings · weight 15%
Share of homes for sale now asking less than their original price. More cuts mean sellers are chasing buyers.
- Sales momentum+27% vs last yearFavors sellers193 sales · weight 10% · sale-to-list +1.1 pts
Closings in the last 90 days against the same 90 days a year earlier, plus the change in sale-to-list. Rising sales tilt the market toward sellers.
Resale condos from the MLS (pre-construction towers excluded), all prices. As of Oct 31, 2026 · How the index works
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period July 19, 2025 through October 31, 2026.
The last 12 months vs the year before
499 condos closed in Edgewater between Nov 1, 2025 and Oct 31, 2026, +32% vs the prior 12 months, at a median $665K (+1%) and $604 per sqft (-1%). Sold units took a median 89 days to go under contract.
Sold $/sqft and closings, 24 months
| Month | New listings | Closed | Median sold | Median sold $/sf | Median DOM |
|---|---|---|---|---|---|
| Oct 2026 | 78 | 31 | $730K | $653/sqft | 142 |
| Sep 2026 | 90 | 27 | $500K | $551/sqft | 76 |
| Aug 2026 | 87 | 38 | $538K | $579/sqft | 74 |
| Jul 2026 | 62 | 45 | $705K | $607/sqft | 61 |
| Jun 2026 | 70 | 53 | $625K | $601/sqft | 87 |
| May 2026 | 74 | 43 | $712K | $680/sqft | 87 |
| Apr 2026 | 62 | 51 | $585K | $556/sqft | 96 |
| Mar 2026 | 54 | 49 | $805K | $645/sqft | 110 |
| Feb 2026 | 70 | 47 | $765K | $676/sqft | 106 |
| Jan 2026 | 61 | 36 | $638K | $530/sqft | 67 |
| Dec 2025 | 44 | 43 | $650K | $607/sqft | 126 |
| Nov 2025 | 45 | 34 | $533K | $561/sqft | 78 |
Inventory and sales by price band
Whole-market counts; months of supply = actives ÷ monthly sales pace.
By bedrooms
| Size | For sale | Median asking | Asking $/sqft | Sold (12 mo) | Median sold | Sold $/sqft | Days |
|---|---|---|---|---|---|---|---|
| Studio | 20 | $275K | $567/sqft | 14 | $243K | $496/sqft | 131 |
| 1 bed | 167 | $435K | $574/sqft | 173 | $400K | $500/sqft | 76 |
| 2 bed | 193 | $779K | $643/sqft | 196 | $710K | $603/sqft | 105 |
| 3 bed | 67 | $1.79M | $995/sqft | 82 | $1.46M | $845/sqft | 80 |
| 4+ bed | 44 | $3.69M | $1,241/sqft | 34 | $2.9M | $1,042/sqft | 124 |
New vs resale: by building era
| Era | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| Built 2020+ | 3 | 68 | $1,229/sqft | 66 | $1,022/sqft |
| 2010s | 14 | 208 | $776/sqft | 218 | $727/sqft |
| 2000s | 18 | 158 | $515/sqft | 178 | $477/sqft |
| Before 1990 | 4 | 49 | $468/sqft | 34 | $407/sqft |
The floor premium
Median sold $/sqft by floor, last 12 months.
Waterfront vs the rest
Units flagged waterfront sold at a median $674 per sqft (377 sales) against $497 for the rest (118 sales) — +36%.
Most sales, last 12 months
| Building | Sold (12 mo) | Median price | Sold $/sqft |
|---|---|---|---|
| Opera Tower | 41 | $322K | $436/sqft |
| Aria Reserve | 36 | $1.75M | $1,002/sqft |
| Quantum on the Bay | 32 | $439K | $513/sqft |
| Aria on the Bay | 31 | $740K | $684/sqft |
| Biscayne Beach | 25 | $1.02M | $845/sqft |
| Paramount Bay | 24 | $1.4M | $859/sqft |
Fastest to contract
Buildings with at least 5 sales, by median days on market.
| Building | Days | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|
| City 24 | 31 | 5 | $456/sqft |
| The Crimson | 37 | 5 | $562/sqft |
| 1800 Biscayne Plaza | 41 | 11 | $409/sqft |
| 1800 Club | 45 | 22 | $458/sqft |
| Charter Club | 56 | 9 | $403/sqft |
Most inventory
Highest asking $/sqft
Building quality and risk
36 Edgewater buildings carry an own.miami Score (average 66). 16 have their public records checked clean — no liens, lawsuits or regulatory complaints. 5 have a special assessment in force, 2 an open or overdue recertification, and 5 active material litigation.
Condo Index tiers
New construction pipeline
9 developments are selling or under construction in Edgewater (2,186 planned units). Pre-construction asking prices run $1,197 per sqft against $654 for resale — a +83% premium.
By district
| District | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| Omni | 5 | 118 | $512/sqft | 112 | $457/sqft |
| Paraiso District | 4 | 92 | $863/sqft | 68 | $780/sqft |
Biggest price cuts on the market
Active listings with the largest reductions from their original asking price.
-36%
-23%
-20%
-18%
-17%Highest closings, last 90 days
| Unit | Beds / baths / sf | Sold | $/sf | Date |
|---|---|---|---|---|
| 700 NE 24th Street #PH 6003 Aria Reserve | 5 / 5.5 / 5,010 | $6,500,000 | Oct 2, 2026 | |
| 700 NE 26th Ter #4903 Missoni Baia | 4 / 6 / 3,796 | $4,100,000 | Aug 31, 2026 | |
| 788 NE 23rd St #3101 Elysee | 4 / 5.5 / 3,298 | $3,600,000 | Oct 28, 2026 | |
| 488 NE 18th St #5012 Aria on the Bay | 3 / 4 / 2,365 | $2,575,000 | Aug 14, 2026 | |
| 788 NE 23rd St #1501 Elysee | 3 / 4.5 / 2,315 | $2,550,000 | Sep 2, 2026 |
Sales figures are closed MLS transactions at every price (pre-construction towers are excluded from resale medians); inventory is live at the time of viewing. Building Scores, Condo Index tiers and health records are own.miami datasets. A case or record is a claim, not a finding.
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period August 1, 2023 through November 1, 2026.
Writing about Edgewater? The citable monthly figures, CSV downloads and charts are in the Data room.
Looking for a specific tower? Browse every Edgewater building.