Insights & market notes.
Straight talk on the Florida market — buying, selling, and investing with a clear head. New notes from ClearPath, published regularly.
Miami-Dade Market Note: September 2026
What the July 2026 MIAMI REALTORS release says about Miami-Dade sales, prices, inventory and cash buyers, and what it means if you buy or sell this month.
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Your First Property Tax Bill in Miami-Dade
What the August TRIM notice shows, why your bill runs higher than the seller's, the March 1 homestead deadline and November discounts.
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What Actually Moves a Listing in Miami
Pricing to the subdivision, the first two weeks, photography, disclosures ready on day one, and when to cut. A Miami-Dade seller's field guide.
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Reading a Florida Investment Deal
Gross rent versus net, the expense lines that are real in Miami-Dade, cap rate and cash-on-cash defined, and DSCR loans in one paragraph.
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Duplex and ADU Investing in Hialeah and Little Havana
House-hacking a duplex or backyard unit in Miami-Dade: the county ADU ordinance, City of Miami rules, permits and FHA on 2-4 units.
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Hurricane Season and Your Home Purchase
What a named storm does to a pending Miami contract: insurance binding stops, closings slide, force majeure kicks in, and the walk-through matters.
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The 40-Year Recertification Letter, Explained
Miami-Dade's building recertification: which buildings get the notice, the 30-, 40- and 10-year cycles, and how a condo buyer reads the report.
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Impact Windows vs Shutters: Insurance Credits
How opening protection is scored on Florida's wind-mitigation form, why one unprotected opening voids the credit, and what a Miami-Dade NOA proves.
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Gated Community Buying: What the HOA Packet Hides
The Chapter 720 HOA packet, read in order: budget, reserves, financial report, litigation, rental caps, special assessments and the estoppel.
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New Construction in West Dade: What to Check
Buying from a builder in Doral, Hialeah or Homestead: the builder's contract, deposit escrow, the statutory warranty, CDD fees and walk-throughs.
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Buying a Home in Florida: 6 Things to Know
Insurance, flood zones, HOAs and CDDs, closing costs and the homestead exemption: six things to line up before you tour Florida homes.
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Renting First vs. Buying Now in Miami
An honest rent-or-buy framework for Miami-Dade: how long you will stay, the closing-cost hurdle, and what the homestead cap is worth.
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Cash Offers vs. Financed Offers in Miami
How a Miami-Dade seller weighs cash against financing: the real cash share, appraisal risk, contingency deadlines and gap clauses.
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Talk to ClearPathWhat the Journal covers
The Journal is the part of the site that is tied to a moment. County numbers move every month, Florida rewrites its condominium and insurance statutes almost every session, and a rule that was background noise in one spring decides who can close in the next. These notes exist so that a buyer or seller reading the guides also knows what the market is doing while they read them.
Nothing here is a listing pitch. A note either carries a number you can check against its source, an explanation of a rule with the statute linked, or a situation described plainly enough that you can tell whether it is yours. When the honest answer is that the data does not exist at the level you want it, the note says that instead of filling the gap.
| Category | What it answers | Who it is for |
|---|---|---|
| Market | What the county figures did and what moved them | Anyone deciding whether to act now or wait |
| Rules and law | What a statute or county requirement means in practice | Condo owners, sellers, anyone mid-contract |
| Neighborhoods | How a specific area behaves, beyond the brochure | Buyers narrowing a shortlist |
| Investing | How a Florida deal pencils once taxes and insurance are in | Owners and investors running the numbers |
Notes carry their own Updated line; anything tied to a monthly release names the month.
How to read a market note
Two habits make these notes useful. First, check the level the number is reported at: published medians in Miami-Dade are county-wide and split between single-family and condo, so a county median is not a statement about any one street. Second, check the date — a months-of-supply figure from a different season describes a different market, which is why every note names its month.
Where the market figures come from
- Miami-Dade Property Appraiser — homestead exemption
- MIAMI Association of Realtors — monthly county statistics
- Florida Department of Revenue — documentary stamp tax
- FEMA — flood zone definitions
- Miami-Dade County — flood zone maps
Updated September 2026
Questions readers ask about the Journal
What is the difference between the Journal and the Guides?
A guide answers a question that does not change much — how the AS IS contract works, what closing costs are, how homestead is filed. A Journal note is tied to a moment: what the county numbers did, what a rule change means this season, how a specific situation played out. Read the guides to learn the process, read the Journal to read the market.
How often is the Journal updated?
New notes go up as the county data lands and as rules change, and existing notes carry an Updated line so you can tell at a glance whether what you are reading still reflects the current market. Anything tied to a monthly statistics release states the month it came from.
Where do the market numbers come from?
County-level medians, months of supply, days on market and cash share come from the MIAMI Association of Realtors monthly release. Assessed values, homestead and tax figures come from the Miami-Dade Property Appraiser. Flood zones come from FEMA and the county flood map service. Nothing on this site is an in-house estimate presented as a published statistic.
Is there a published median price for my neighborhood?
Usually not. Published medians in Miami-Dade are county-wide, split by single-family and condo. Below that level the sample gets small enough that a handful of sales move the number, which is why the neighborhood pages give the county figure plus what is specific to that place rather than inventing a local median.
Tell us what you are looking for.
Neighborhood, budget, timeline. A licensed broker replies within the day, in English or Español.
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