Miami-Dade Market Note: September 2026
Updated September 2026
Once a month MIAMI REALTORS publishes the closed-sale numbers for Miami-Dade County. The most recent release, dated August 17, 2026, covers July. August figures had not been published when this note was written, so everything below is July data, cited to that release. Where we add an opinion, we say so.
The headline numbers
Total closed sales in Miami-Dade reached 1,935 in July, up 8.6% from 1,782 a year earlier. That was the eleventh consecutive month of year-over-year gains. Single-family closings rose 5.6% to 909; condo closings rose 11.4% to 1,026.
Prices moved in different directions depending on the product. The single-family median sale price was $685,000, up 3.79% from $660,000 in July 2025. The condo median was $400,000, down 1.48% from $406,000.
Dollar volume tells the same story from another angle. Total volume was about $1.9 billion, up 6.2%. Single-family volume rose 16.53% to roughly $1.3 billion; condo volume fell 8.45% to about $707 million. Sales at $1 million and above climbed 15.5% to 394 transactions.
Inventory: two very different markets
This is the part worth reading twice. Active listings in the county totaled 15,599, down 15.1% from a year ago. Single-family inventory fell 22.82% to 4,275 listings. Condo inventory fell 11.79% but still sat at 11,324 listings.
Months of supply, the measure of how long it would take to sell everything currently listed at the current pace, was 4.8 months for single-family homes and 12 months for condos. The association classifies the first as a seller’s market and the second as a buyer’s market. Same county, two opposite conditions.
Time on market confirms it. Single-family homes went under contract in a median 45 days, unchanged from last year. Condos took 86 days, up from 65. Single-family sellers received 96% of original list price; condo sellers received 93%.
| July 2026, Miami-Dade | Single-family | Condo |
|---|---|---|
| Closed sales | 909 (+5.6%) | 1,026 (+11.4%) |
| Median sale price | $685,000 (+3.79%) | $400,000 (−1.48%) |
| Active listings | 4,275 (−22.82%) | 11,324 (−11.79%) |
| Months of supply | 4.8 | 12 |
| Median days to contract | 45 | 86 |
| Share of original list price received | 96% | 93% |
| Cash share of closings | 21.2% | 47.5% |
Cash
Cash accounted for 35.1% of all closings, against a national figure the release puts near 26%. Split by product: 21.2% of single-family sales were cash, and 47.5% of condo sales were. Distressed sales (short sales and REO) were 0.2% of closed transactions, which is to say almost none.
What it means if you are buying this month
If you want a house, expect competition on anything priced correctly in the subdivisions people actually want. Under five months of supply and a 45-day median to contract means well-priced homes do not sit. Get a real mortgage pre-approval before you tour, know what insurance will cost on the specific roof and windows, and decide in advance what you will pay for the right house so you are not deciding under pressure.
If you want a condo, you have time and leverage. Twelve months of supply, 86 days to contract and a 93% list-to-sale ratio mean sellers are negotiating. Use that time on the things that matter in a Miami condo: the reserve study, the milestone inspection status, the special assessment history and the estoppel. Our guide to buying a condo after Surfside walks through the documents to ask for before you go under contract, and the affordability tool will keep the HOA line honest in your monthly number.
What it means if you are selling this month
Single-family sellers are in a reasonable position, but the 96% list-to-sale ratio is a reminder that buyers are still paying for value, not for aspiration. The homes that closed at strong numbers were the ones priced to their own comparables on day one. If your first two weeks produce showings and no offers, the market has answered.
Condo sellers need a plan, not optimism. With nearly a year of supply, your listing competes with hundreds of others in the same price band, many of them in buildings with cleaner reserve and assessment stories. Have the association documents ready before the first showing, price against the units that actually closed in your building, and be prepared to move when a serious offer comes. Our selling guide for Miami-Dade covers the disclosures and paperwork to line up.
What we are watching
The August release should arrive later this month. The numbers we will look at first are condo months of supply (does it keep climbing past 12), the single-family median (does it hold above $680,000) and the cash share, which tells you how much of the market is insulated from rate moves. We will update this note when the data is out.
Sources
- MIAMI REALTORS, “Miami-Dade Total Home Sales Rise for 11th Consecutive Month” (July 2026 statistics, released August 17, 2026), via PR Newswire: https://www.prnewswire.com/news-releases/miami-dade-total-home-sales-rise-for-11th-consecutive-month-302852559.html
- Same release on the association newsroom: https://www.miamirealtors.com/2026/08/17/miami-dade-total-home-sales-rise-for-11th-consecutive-month/
Frequently asked
Is Miami a buyer's or a seller's market right now?
Both, depending on the product. In MIAMI REALTORS' July 2026 data, single-family homes had 4.8 months of supply and a 45-day median to contract, which the association classifies as a seller's market; condos had 12 months of supply and 86 days to contract, a buyer's market.
What is the median home price in Miami-Dade?
For July 2026, $685,000 for single-family homes (up 3.79% from $660,000 a year earlier) and $400,000 for condos (down 1.48% from $406,000). A median is the middle sale, not the typical home — read it alongside which price bands actually moved.
How long does it take to sell a house in Miami-Dade?
Single-family homes went under contract in a median 45 days in July 2026, unchanged from a year earlier. Condos took 86 days, up from 65. Single-family sellers received 96% of original list price; condo sellers received 93%.
What share of Miami home sales are cash?
35.1% of all Miami-Dade closings in July 2026, against a national figure the release puts near 26%. By product, 21.2% of single-family sales and 47.5% of condo sales were cash.