Miami Condo Market Report: September 2026
Published September 24, 2026. Updated October 1, 2026. Data as of October 1, 2026.
The numbers at a glance · Brickell · Downtown Miami · Edgewater · Miami Beach · Sunny Isles Beach · Coconut Grove · Bal Harbour · Bay Harbor Islands · Luxury: $3M and up · The ten buildings with the most condos for sale · New construction · Methodology · Questions
As of October 1, 2026, 5,755 condos are for sale across Miami's eight core condo neighborhoods at a median asking price of $680,000. 1,515 new listings came on in September (101 already under contract), 8.6% of the market is under contract, and the median listing has been on the market 85 days.
The numbers at a glance
| Eight neighborhoods combined | September 2026 |
|---|---|
| Condos for sale | 5,755 |
| Median asking price | $680,000 |
| New listings, September 1 to 30 | 1,515 (101 already under contract) |
| Under contract | 539 (8.6% of active plus under contract) |
| Median days on market, active listings | 85 |
| Active listings on market over 180 days | 27.1% |
| Asking price cut, September 20 to October 1 | 279 of 5,334 listings (5.2%), median cut 3.6% |
| $3M and up: for sale / median asking | 672 / $4,995,000 |
| Bedrooms | For sale | Median asking | Middle half of asking prices |
|---|---|---|---|
| Studio | 566 | $359,500 | $229,000 to $495,000 |
| 1 bedroom | 1,884 | $469,000 | $349,900 to $620,000 |
| 2 bedrooms | 2,196 | $820,000 | $585,000 to $1,325,000 |
| 3 bedrooms | 775 | $2,150,000 | $1,200,000 to $3,800,000 |
| 4 bedrooms | 251 | $5,495,000 | $3,550,000 to $8,500,000 |
| 5 bedrooms and up | 76 | $10,650,000 | $6,250,000 to $19,995,000 |
In September, 1,515 condos came on the market, and 101 of them are already under contract. Across all eight neighborhoods, 539 condos sit in Pending or Active Under Contract status, against 5,755 still for sale, and 27.1% of active listings have been on the market longer than six months. Between the September 20 and October 1 refreshes, 5.2% of comparable listings cut their asking price, by a median 3.6%, and 19 raised it.
The spread between neighborhoods is wide: Coconut Grove and Bay Harbor Islands each have 13.6% of their condo market under contract and Downtown Miami has 4.5%.
Brickell
Brickell has 1,194 condos for sale at a median asking price of $731,500, and two-bedrooms are the largest group at 510 listings with a median of $838,000. 7.4% of the market is under contract, the median listing has been on the market 80 days, and 27.0% have been listed longer than six months. At $3M and up there are 78 listings (6.5% of the market) at a median of $4,995,000, with 5 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 65 | $450,000 | $185,000 to $850,000 |
| 1 bedroom | 417 | $545,000 | $250,000 to $1,585,500 |
| 2 bedrooms | 510 | $838,000 | $124,500 to $7,890,000 |
| 3 bedrooms | 157 | $1,680,000 | $460,000 to $14,950,000 |
| 4 bedrooms | 31 | $4,995,000 | $750,000 to $15,500,000 |
| 5 bedrooms and up | 14 | $10,100,000 | $3,530,000 to $31,760,000 |
New in September: 306. Under contract: 96 (7.4%). Median days on market: 80. 3 listings whose asking price and living area cannot both be right are left out of these figures.
Brickell condos for sale: prices by bedroom, buildings and new construction
Downtown Miami
Downtown Miami has 871 condos for sale at a median asking price of $619,900, and one-bedrooms are the largest group at 329 listings with a median of $520,000. 4.5% of the market is under contract, the median listing has been on the market 94 days, and 29.5% have been listed longer than six months. At $3M and up there are 72 listings (8.3% of the market) at a median of $5,710,500, with 2 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 134 | $454,500 | $240,000 to $895,060 |
| 1 bedroom | 329 | $520,000 | $200,000 to $2,015,000 |
| 2 bedrooms | 281 | $799,000 | $255,000 to $6,900,000 |
| 3 bedrooms | 83 | $1,630,000 | $660,000 to $7,657,854 |
| 4 bedrooms | 32 | $7,185,000 | $1,700,000 to $25,000,000 |
| 5 bedrooms and up | 12 | $7,075,000 | $3,500,000 to $75,000,000 |
New in September: 195. Under contract: 41 (4.5%). Median days on market: 94. One listing whose asking price and living area cannot both be right is left out of these figures.
Downtown Miami condos for sale: prices by bedroom, buildings and new construction
Edgewater
Edgewater has 627 condos for sale at a median asking price of $725,000, and two-bedrooms are the largest group at 255 listings with a median of $779,000. 9.4% of the market is under contract, the median listing has been on the market 62 days, and 22.1% have been listed longer than six months. At $3M and up there are 51 listings (8.1% of the market) at a median of $4,198,900, with 4 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 28 | $344,500 | $199,000 to $679,000 |
| 1 bedroom | 206 | $459,000 | $199,000 to $1,450,000 |
| 2 bedrooms | 255 | $779,000 | $379,900 to $3,150,000 |
| 3 bedrooms | 84 | $1,799,000 | $575,000 to $5,850,000 |
| 4 bedrooms | 46 | $3,745,000 | $1,395,000 to $10,900,000 |
| 5 bedrooms and up | 5 | $4,599,000 | $2,175,000 to $6,500,000 |
New in September: 190. Under contract: 65 (9.4%). Median days on market: 62.
Edgewater condos for sale: prices by bedroom, buildings and new construction
Miami Beach
Miami Beach has 1,627 condos for sale at a median asking price of $550,000, and one-bedrooms are the largest group at 641 listings with a median of $395,000. 10.8% of the market is under contract, the median listing has been on the market 82 days, and 25.6% have been listed longer than six months. At $3M and up there are 175 listings (10.8% of the market) at a median of $4,999,000, with 20 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 214 | $317,000 | $100,000 to $1,500,000 |
| 1 bedroom | 641 | $395,000 | $155,000 to $4,500,000 |
| 2 bedrooms | 597 | $795,000 | $188,000 to $8,600,000 |
| 3 bedrooms | 127 | $3,700,000 | $355,000 to $22,000,000 |
| 4 bedrooms | 31 | $8,800,000 | $1,349,000 to $37,000,000 |
| 5 bedrooms and up | 15 | $16,999,000 | $2,400,000 to $39,950,000 |
New in September: 460. Under contract: 197 (10.8%). Median days on market: 82. 3 listings whose asking price and living area cannot both be right are left out of these figures.
Miami Beach condos for sale: prices by bedroom, buildings and new construction
Sunny Isles Beach
Sunny Isles Beach has 1,045 condos for sale at a median asking price of $689,000, and two-bedrooms are the largest group at 391 listings with a median of $719,000. 7.6% of the market is under contract, the median listing has been on the market 99 days, and 30.6% have been listed longer than six months. At $3M and up there are 155 listings (14.8% of the market) at a median of $5,500,000, with 8 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 117 | $160,000 | $75,000 to $515,000 |
| 1 bedroom | 224 | $365,000 | $85,000 to $2,150,000 |
| 2 bedrooms | 391 | $719,000 | $268,000 to $5,100,000 |
| 3 bedrooms | 220 | $1,781,500 | $380,000 to $12,900,000 |
| 4 bedrooms | 72 | $6,675,000 | $710,000 to $47,500,000 |
| 5 bedrooms and up | 19 | $15,900,000 | $4,200,000 to $47,500,000 |
New in September: 252. Under contract: 86 (7.6%). Median days on market: 99.
Sunny Isles Beach condos for sale: prices by bedroom, buildings and new construction
Coconut Grove
Coconut Grove has 127 condos for sale at a median asking price of $2,500,000, and three-bedrooms are the largest group at 39 listings with a median of $3,299,000. 13.6% of the market is under contract, the median listing has been on the market 71 days, and 20.9% have been listed longer than six months. At $3M and up there are 53 listings (41.7% of the market) at a median of $5,995,000, with 5 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 2 | $454,000 | $449,000 to $459,000 |
| 1 bedroom | 25 | $650,000 | $275,000 to $1,520,000 |
| 2 bedrooms | 37 | $1,700,000 | $375,000 to $5,995,000 |
| 3 bedrooms | 39 | $3,299,000 | $1,795,000 to $12,900,000 |
| 4 bedrooms | 19 | $7,950,000 | $3,115,000 to $23,500,000 |
| 5 bedrooms and up | 5 | $9,295,000 | $4,950,000 to $20,900,000 |
New in September: 32. Under contract: 20 (13.6%). Median days on market: 71.
Coconut Grove condos for sale: prices by bedroom, buildings and new construction
Bal Harbour
Bal Harbour has 118 condos for sale at a median asking price of $2,812,500, and two-bedrooms are the largest group at 55 listings with a median of $2,190,000. 8.5% of the market is under contract, the median listing has been on the market 101 days, and 37.0% have been listed longer than six months. At $3M and up there are 55 listings (46.6% of the market) at a median of $5,100,000, with 4 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 5 | $515,000 | $495,000 to $799,000 |
| 1 bedroom | 19 | $750,000 | $335,000 to $3,095,000 |
| 2 bedrooms | 55 | $2,190,000 | $420,000 to $9,000,000 |
| 3 bedrooms | 29 | $4,999,900 | $1,890,000 to $13,900,000 |
| 4 bedrooms | 6 | $6,137,500 | $2,850,000 to $15,900,000 |
| 5 bedrooms and up | 4 | $29,250,000 | $13,995,000 to $69,500,000 |
New in September: 35. Under contract: 11 (8.5%). Median days on market: 101.
Bal Harbour condos for sale: prices by bedroom, buildings and new construction
Bay Harbor Islands
Bay Harbor Islands has 146 condos for sale at a median asking price of $1,132,500, and two-bedrooms are the largest group at 70 listings with a median of $917,000. 13.6% of the market is under contract, the median listing has been on the market 90 days, and 22.5% have been listed longer than six months. At $3M and up there are 33 listings (22.6% of the market) at a median of $3,995,000, with 11 under contract.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 1 | $450,000 | $450,000 |
| 1 bedroom | 23 | $350,000 | $275,500 to $1,800,000 |
| 2 bedrooms | 70 | $917,000 | $295,000 to $3,590,000 |
| 3 bedrooms | 36 | $3,145,100 | $589,000 to $5,900,000 |
| 4 bedrooms | 14 | $4,130,750 | $1,950,000 to $6,350,000 |
| 5 bedrooms and up | 2 | $5,620,000 | $4,990,000 to $6,250,000 |
New in September: 45. Under contract: 23 (13.6%). Median days on market: 90.
Bay Harbor Islands condos for sale: prices by bedroom, buildings and new construction
Luxury: $3M and up
Across the eight neighborhoods, 672 condos ask $3M or more, 11.7% of everything for sale, at a median asking price of $4,995,000. 59 more are under contract (8.1%, against 8.6% for the whole market), and the median $3M and up listing has been on the market 100 days. Miami Beach has the most at 175; Bay Harbor Islands has the highest share under contract at 25.0%.
| Neighborhood | $3M+ for sale | Share of all listings | Median asking | Under contract | Share under contract | Median days on market |
|---|---|---|---|---|---|---|
| Brickell | 78 | 6.5% | $4,995,000 | 5 | 6.0% | 90 |
| Downtown Miami | 72 | 8.3% | $5,710,500 | 2 | 2.7% | 106 |
| Edgewater | 51 | 8.1% | $4,198,900 | 4 | 7.3% | 76 |
| Miami Beach | 175 | 10.8% | $4,999,000 | 20 | 10.3% | 87 |
| Sunny Isles Beach | 155 | 14.8% | $5,500,000 | 8 | 4.9% | 118 |
| Coconut Grove | 53 | 41.7% | $5,995,000 | 5 | 8.6% | 75 |
| Bal Harbour | 55 | 46.6% | $5,100,000 | 4 | 6.8% | 118 |
| Bay Harbor Islands | 33 | 22.6% | $3,995,000 | 11 | 25.0% | 132 |
| All eight | 672 | 11.7% | $4,995,000 | 59 | 8.1% | 100 |
Median days on market are rounded to the whole day.
The ten buildings with the most condos for sale
| Rank | Building | Neighborhood | For sale | Median asking | Range |
|---|---|---|---|---|---|
| 1 | Aventura Beach Club (Marco Polo) | Sunny Isles Beach | 78 | $122,500 | $75,000 to $299,000 |
| 2 | Paramount Miami Worldcenter | Downtown Miami | 68 | $882,500 | $200,000 to $4,899,000 |
| 3 | Gale Residences (Natiivo) | Downtown Miami | 59 | $560,000 | $349,000 to $1,700,000 |
| 4 | Aston Martin Residences | Downtown Miami | 52 | $3,149,500 | $895,060 to $75,000,000 |
| 5 | E11EVEN Hotel and Residences | Downtown Miami | 49 | $629,000 | $399,999 to $7,500,000 |
| 6 | Trump International Beach Resort | Sunny Isles Beach | 49 | $295,000 | $210,900 to $1,999,000 |
| 7 | SLS Lux Brickell | Brickell | 47 | $950,000 | $559,000 to $8,800,000 |
| 8 | Casa Bella Residences | Edgewater | 46 | $1,955,000 | $965,000 to $8,900,000 |
| 9 | Opera Tower | Edgewater | 44 | $348,500 | $259,999 to $675,000 |
| 10 | Ocean Reserve | Sunny Isles Beach | 42 | $499,950 | $335,000 to $770,000 |
A high listing count is not a verdict on a building. Large towers carry more listings in any market, and buildings that allow short-term rentals turn over more units. What the count does tell a buyer is where the competition among sellers is heaviest.
New construction
These are the pre-construction and new-construction projects where WIRE Miami represents buyers, by neighborhood. Delivery years are the ones in our project files; where a date is not settled, none is given. For current pricing and availability, each project has its own site.
- Brickell: 1428 Brickell (YTECH (developer entity Ytech - 1428 Brickell, LLC); delivery 2028); Cipriani Residences (Mast Capital; delivery 2027); Colette Brickell (Meta Development; delivery 2028); Faena Residences Brickell (FRM Associates, LLC (Fortune International Group & KAR Properties); delivery 2029); Mandarin Oriental Residences (Swire Properties Inc.; delivery 2030); Mercedes-Benz Places (JDS Development Group; delivery 2028); Nobu 619 Brickell (Key International and 13th Floor Investments (joint venture; developer entity 13K-BP Brickell Owner, LLC)); One Twenty Brickell Signature (Property Markets Group (PMG); delivery 2028); Ora by Casa Tua (Fortune International Group); St. Regis Residences Miami (Related Group, Integra Investments; delivery 2027); The Standard Brickell (Newgard Development Group & Two Roads Development; delivery 2027); Una Residences (OKO Group and Cain International; delivery 2026); Viceroy Brickell (Related Group & GTIS Partners; delivery 2026); 888 Brickell by Dolce & Gabbana (JDS Development Group).
- Downtown Miami: Aston Martin Residences (G&G Business Developments LLC; delivery 2024); Delano Residences (Property Markets Group (PMG); delivery 2031); E11EVEN Club Collection (PMG (Property Markets Group) + E11EVEN Partners; delivery 2027); JEM Residences (Miami Worldcenter; delivery 2028); Okan Tower (Okan Development; delivery 2027); Waldorf Astoria Residences Miami (Property Markets Group (PMG), Greybrook Realty Partners Inc., S2 Development, Mohari Hospitality; delivery 2028); West Eleventh Residences (PMG (Property Markets Group); delivery 2028); Palm Tree Residences Miami (Property Markets Group (PMG), Lion Development Group, Sterling Equities, Eden Residential; delivery 2029).
- Edgewater: Anantara Miami Resort & Residences (One Thousand Group in partnership with Minor Hotels); Aria Reserve (The Melo Group (affiliated with Aria Reserve South and Aria Reserve North); delivery 2026); Casa Bella Residences (PRH1400 BISCAYNE 1, LLC (The Related Group, ALTA Developers); delivery 2027); Cove Miami (SB Development Group and Hazelton Capital Group; delivery Q1 2028); Edge House Miami (Grupo T&C; delivery 2028); ELLE Residences Miami (Vertical Development); LILLI Miami Edgewater (OKO Group; delivery 2028); Villa Miami (710 Edge Property, LLC (a Terra and One Thousand Group development); delivery 2027).
- Miami Beach: 72 Carlyle (Lefferts Investments LLC (Developer: 72 Carlyle Development, LLC); delivery 2027); Perigon Miami Beach (Mast Capital + Starwood Capital Group; delivery 2027); Ritz-Carlton Residences SOBE (Sobe Sky Development, LLC; delivery 2028); Surf Row Residences (Surf Row Development; delivery 2027); Ocean Terrace Residences (Witkoff & Ocean Terrace Holdings; delivery 2029); Shore Club Private Collection (Witkoff and Monroe Capital; delivery 2027).
- Sunny Isles Beach: Bentley Residences (Dezer Development; delivery 2028); St. Regis Residences Sunny Isles (Fortune International Group and Chateau Group (developer entity La Playa Beach Associates, LLC)).
- Coconut Grove: Four Seasons Coconut Grove (CMC Group & Fort Partners); Mr. C Residences (CG Summer Investments, LP (Delaware limited partnership); delivery 2025); The Lincoln Coconut Grove (LORE Development Group + Element Development; delivery 2028); The Well Coconut Grove (AB CG Owners LLC (Terra); delivery 2028); Ziggurat Residences (Coconut Grove Condo, LLC (an Allen Morris Company venture)); Vita at Grove Isle (BH Investments LLC (with affiliation to Morabito Properties and CMC Group)).
- Bal Harbour: Rivage Bal Harbour (Related Group and Two Roads Development (developer entity Carlton Terrace Owner LLC); delivery 2027 (estimated; developer to confirm)).
- Bay Harbor Islands: Bay Harbor Towers (PPG Development; delivery 2029); The Well Bay Harbour (Terra (T/7 Bay Harbor Islands LLC - Delaware limited liability company); delivery 2026).
Methodology
Source: MLS listing data received through the Internet Data Exchange (IDX) program of the Miami Association of Realtors, as of the full refresh of October 1, 2026. Every figure is an asking price or a listing status on that date, not a sale price.
Coverage: condominium, co-op and condo-hotel residences listed for sale in Brickell, Downtown Miami, Edgewater, Miami Beach, Sunny Isles Beach, Coconut Grove, Bal Harbour and Bay Harbor Islands. Miami Beach, Sunny Isles Beach, Bal Harbour and Bay Harbor Islands are their municipal limits; Brickell, Edgewater and Coconut Grove are the boundaries WIRE Miami search uses, and Downtown Miami is the City of Miami north of the river, east of I-95 and south of Edgewater.
Excluded: houses, townhouses and villas (314); cabana, storage, parking and commercial units, and anything under 250 square feet or asking under $25,000 (19); listings whose listing brokerage is not named in the feed (28); Coming Soon listings (4); and listings whose asking price and living area cannot both be right, such as an asking price over $10,000 per square foot (7). Rentals are not part of the data.
Definitions: "New in September" is a listing whose days on market on October 1 put its listing date in September, whether it is still active or already under contract. "Under contract" is MLS status Pending or Active Under Contract, and its share is under contract divided by active plus under contract. Days on market is the MLS figure for active listings; 695 active listings with no days on market recorded are left out of it.
Not measured: closed sales, sale prices, months of supply, and reductions from the original list price, because the listing feed does not carry them.
Frequently asked questions
What is the median asking price of a Miami condo?
$680,000 across 5,755 listings as of October 1, 2026. By size: $359,500 for a studio, $469,000 for a one-bedroom, $820,000 for a two-bedroom, $2,150,000 for a three-bedroom. Miami Beach has the lowest neighborhood median at $550,000 and Bal Harbour the highest at $2,812,500.
How much of the Miami condo market is under contract?
8.6% across the eight neighborhoods as of October 1, 2026: 539 condos in Pending or Active Under Contract status against 5,755 for sale. Coconut Grove and Bay Harbor Islands are the most active at 13.6% and Downtown Miami the least at 4.5%.
How long do Miami condos stay on the market?
The median active listing has been on the market 85 days, and 27.1% have been listed longer than six months. Edgewater has the shortest median at 62 days and Bal Harbour the longest at 101 days.
How many luxury condos over $3 million are for sale in Miami?
672, at a median asking price of $4,995,000, with 59 more under contract (8.1%). Miami Beach has the most at 175.
Are Miami condo sellers cutting prices?
Between September 20 and October 1, 279 of 5,334 listings (5.2%) lowered their asking price, by a median of 3.6%, and 19 raised it.
Figures are asking prices and listing statuses from active MLS listings, not sale prices. The data relating to real estate for sale on this website comes in part from the Internet Data Exchange (IDX) program of the Miami Association of Realtors. Information is deemed reliable but not guaranteed. All properties are subject to prior sale, change, or withdrawal. © 2026 WIRE Miami. Last updated: October 1, 2026.
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