South Beach condo market report — Oct 2026
Live inventory as of today; sales figures from closed MLS transactions.
Where the market stands
899 condos are for sale today against a pace of 80 sales a month — 11.3 months of supply, a buyer's market. 35% of active listings have cut their price, by a median 6.0%. Sellers achieved a median 92.0% of their original asking price; 9% closed at or above ask.
Is South Beach 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 — 7 points more seller-friendly than Miami overall
What's behind the reading
- Months of supply11.3 monthsFavors buyers899 listings · 956 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 price92.2%Favors buyers435 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 market85 daysNeutral439 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%Neutral899 listings · weight 15%
Share of homes for sale now asking less than their original price. More cuts mean sellers are chasing buyers.
- Sales momentum−9% vs last yearNeutral408 sales · weight 10% · sale-to-list +1.2 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 Nov 1, 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 20, 2025 through November 1, 2026.
The last 12 months vs the year before
956 condos closed in South Beach between Nov 1, 2025 and Oct 31, 2026, +8% vs the prior 12 months, at a median $490K (+1%) and $615 per sqft (+2%). Sold units took a median 82 days to go under contract.
Sold $/sqft and closings, 24 months
| Month | New listings | Closed | Median sold | Median sold $/sf | Median DOM |
|---|---|---|---|---|---|
| Oct 2026 | 158 | 54 | $445K | $640/sqft | 84 |
| Sep 2026 | 146 | 66 | $529K | $672/sqft | 78 |
| Aug 2026 | 161 | 59 | $555K | $583/sqft | 96 |
| Jul 2026 | 119 | 87 | $430K | $574/sqft | 64 |
| Jun 2026 | 119 | 98 | $374K | $546/sqft | 86 |
| May 2026 | 123 | 86 | $480K | $594/sqft | 110 |
| Apr 2026 | 110 | 122 | $611K | $679/sqft | 60 |
| Mar 2026 | 122 | 105 | $465K | $623/sqft | 69 |
| Feb 2026 | 121 | 72 | $655K | $740/sqft | 86 |
| Jan 2026 | 129 | 70 | $548K | $685/sqft | 80 |
| Dec 2025 | 109 | 76 | $523K | $589/sqft | 92 |
| Nov 2025 | 106 | 61 | $455K | $582/sqft | 82 |
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 | 142 | $299K | $635/sqft | 104 | $235K | $502/sqft | 65 |
| 1 bed | 410 | $366K | $571/sqft | 439 | $369K | $525/sqft | 78 |
| 2 bed | 278 | $965K | $843/sqft | 295 | $820K | $712/sqft | 82 |
| 3 bed | 55 | $4M | $1,820/sqft | 93 | $3.5M | $1,543/sqft | 106 |
| 4+ bed | 14 | $11.95M | $3,773/sqft | 25 | $10.95M | $2,644/sqft | 120 |
New vs resale: by building era
| Era | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| Built 2020+ | 4 | 22 | $2,107/sqft | 46 | $1,717/sqft |
| 2010s | 14 | 29 | $1,588/sqft | 36 | $1,877/sqft |
| 2000s | 26 | 116 | $1,455/sqft | 153 | $1,148/sqft |
| 1990s | 18 | 76 | $1,072/sqft | 95 | $914/sqft |
| Before 1990 | 75 | 326 | $714/sqft | 328 | $633/sqft |
The floor premium
Median sold $/sqft by floor, last 12 months.
Waterfront vs the rest
Units flagged waterfront sold at a median $860 per sqft (513 sales) against $468 for the rest (443 sales) — +84%.
Most sales, last 12 months
| Building | Sold (12 mo) | Median price | Sold $/sqft |
|---|---|---|---|
| Five Park | 34 | $3.82M | $1,779/sqft |
| The Decoplage | 28 | $433K | $686/sqft |
| 1100 West (Mondrian South Beach) | 25 | $399K | $585/sqft |
| Mirador 1000 | 25 | $450K | $563/sqft |
| Continuum On South Beach | 22 | $4.61M | $2,794/sqft |
| Yacht Club At Portofino | 21 | $950K | $1,047/sqft |
Fastest to contract
Buildings with at least 5 sales, by median days on market.
| Building | Days | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|
| Sunset Harbour South | 29 | 9 | $867/sqft |
| South Pointe Towers | 32 | 14 | $1,268/sqft |
| The Cosmopolitan | 40 | 8 | $870/sqft |
| Mirasol Ocean Towers | 42 | 9 | $468/sqft |
| The Courts at South Beach | 42 | 6 | $864/sqft |
Most inventory
Highest asking $/sqft
Building quality and risk
120 South Beach buildings carry an own.miami Score (average 64). 67 have their public records checked clean — no liens, lawsuits or regulatory complaints. 12 have a special assessment in force, 2 an open or overdue recertification, and 7 active material litigation.
Condo Index tiers
New construction pipeline
3 developments are selling or under construction in South Beach (89 planned units). Pre-construction asking prices run $1,719 per sqft against $666 for resale — a +158% premium.
By district
| District | Buildings | For sale | Asking $/sqft | Sold (12 mo) | Sold $/sqft |
|---|---|---|---|---|---|
| South of Fifth | 37 | 151 | $1,340/sqft | 166 | $1,235/sqft |
Biggest price cuts on the market
Active listings with the largest reductions from their original asking price.
-90%
-90%
-44%
-36%
-31%Highest closings, last 90 days
| Unit | Beds / baths / sf | Sold | $/sf | Date |
|---|---|---|---|---|
| 100 S Pointe Dr #1906/07 Continuum On South Beach | 5 / 4 / 2,508 | $18,367,500 | Aug 21, 2026 | |
| 1300 Monad Ter #PH-E Monad Terrace | 5 / 5.5 / 4,306 | $12,000,000 | Aug 17, 2026 | |
| 321 Ocean Dr #200 321 Ocean Dr | 4 / 4.5 / 3,745 | $9,900,000 | Sep 16, 2026 | |
| 321 Ocean Dr #301 321 Ocean Dr | 3 / 3.5 / 2,530 | $8,700,000 | Sep 17, 2026 | |
| 501 West Ave #4303 Five Park | 3 / 4.5 / 2,451 | $8,450,000 | Aug 24, 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 September 1, 2023 through November 1, 2026.
Writing about South Beach? The citable monthly figures, CSV downloads and charts are in the Data room.
Looking for a specific tower? Browse every South Beach building.