Miami Condo Market Report: September 2026
Published September 24, 2026. Updated September 24, 2026. Data as of September 24, 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 September 24, 2026, 5,746 condos are for sale across Miami's eight core condo neighborhoods at a median asking price of $680,000. The balance sits with buyers: 1,320 new listings came on in September, only 8.8% of the market is under contract, and the median listing has been on the market 88 days.
The numbers at a glance
| Eight neighborhoods combined | September 2026 |
|---|---|
| Condos for sale | 5,746 |
| Median asking price | $680,000 |
| New listings, September 1 to 24 | 1,320 (80 already under contract) |
| Under contract | 557 (8.8% of active plus under contract) |
| Median days on market, active listings | 88 |
| Active listings on market over 180 days | 27.2% |
| Asking price cut, September 20 to 24 | 124 of 5,562 listings (2.2%), median cut 3.2% |
| $3M and up: for sale / median asking | 671 / $4,995,000 |
| Bedrooms | For sale | Median asking | Middle half of asking prices |
|---|---|---|---|
| Studio | 557 | $359,000 | $229,000 to $495,000 |
| 1 bedroom | 1,895 | $465,000 | $349,000 to $620,000 |
| 2 bedrooms | 2,198 | $820,450 | $585,000 to $1,330,000 |
| 3 bedrooms | 767 | $2,150,000 | $1,199,000 to $3,800,000 |
| 4 bedrooms | 247 | $5,500,000 | $3,550,000 to $7,999,000 |
| 5 bedrooms and up | 78 | $10,650,000 | $6,250,000 to $20,900,000 |
Supply is arriving faster than contracts. In 24 days of September, 1,320 condos came on the market, and 80 of them are already under contract. Across all eight neighborhoods, 557 condos sit in Pending or Active Under Contract status, against 5,746 still for sale. More than one listing in four has been on the market longer than six months. Sellers are adjusting in small steps rather than resetting: in the four days between the September 20 and September 24 refreshes, 2.2% of listings cut their asking price, by a median 3.2%, and six raised it.
The spread between neighborhoods is wide. Coconut Grove has 16.1% of its condo market under contract; Downtown Miami has 4.0%. That gap matters more than the headline number when you are deciding where to buy and how hard to negotiate.
Brickell
Brickell has 1,187 condos for sale at a median asking price of $739,000, and two-bedrooms are the largest group at 507 listings with a median of $850,000. Contract activity is close to the overall market at 8.2%, with a median of 83 days on market. Brickell sellers cut the least when they cut: the median reduction between September 20 and 24 was 1.9%, the smallest of the eight neighborhoods. The $3M and up tier is slower than the rest of Brickell, with 5 of 84 under contract (6.0%).
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 65 | $459,000 | $185,000 to $850,000 |
| 1 bedroom | 417 | $545,000 | $81,000 to $1,585,500 |
| 2 bedrooms | 507 | $850,000 | $100,000 to $7,890,000 |
| 3 bedrooms | 152 | $1,709,500 | $485,000 to $13,500,000 |
| 4 bedrooms | 32 | $4,896,500 | $750,000 to $15,500,000 |
| 5 bedrooms and up | 14 | $10,100,000 | $3,530,000 to $31,760,000 |
New in September: 267. Under contract: 106 (8.2%). Median days on market: 83.
Brickell condos for sale: prices by bedroom, buildings and new construction
Downtown Miami
Downtown is the softest resale market in this report: 36 condos under contract against 869 for sale, 4.0%, less than half the overall rate. Median days on market is 98, and 29.3% of listings have been up longer than six months. Five of the ten buildings with the most listings in the eight neighborhoods are here (Paramount Miami Worldcenter, Gale Residences, The Elser Hotel and Residences, Aston Martin Residences and E11EVEN Hotel and Residences), and three of those five are hotel-residence towers. For a buyer with time, Downtown is where the negotiating room is, and a seller competing with that much inventory in the same towers has to price for it.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 124 | $450,000 | $240,000 to $895,060 |
| 1 bedroom | 329 | $525,000 | $200,000 to $2,015,000 |
| 2 bedrooms | 290 | $789,500 | $255,000 to $6,900,000 |
| 3 bedrooms | 81 | $1,495,000 | $660,000 to $7,657,854 |
| 4 bedrooms | 32 | $7,185,000 | $1,700,000 to $25,000,000 |
| 5 bedrooms and up | 13 | $7,400,000 | $3,500,000 to $75,000,000 |
New in September: 153. Under contract: 36 (4.0%). Median days on market: 98. Median asking: $625,000.
Downtown Miami condos for sale: prices by bedroom, buildings and new construction
Edgewater
Edgewater has the freshest inventory of the eight: a median of 69 days on market, and 164 of its 602 active listings came on in September (nine more September listings are already under contract). Contract activity is slightly above the overall market at 9.5%. The median asking price is $699,500, and one-bedrooms carry a median of $459,000, below Brickell's $545,000 for the same bedroom count. The older bayfront stock is where the entry prices are: Opera Tower alone has 42 listings at a median of $346,500.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 28 | $344,500 | $199,000 to $679,000 |
| 1 bedroom | 201 | $459,000 | $199,000 to $1,450,000 |
| 2 bedrooms | 248 | $775,000 | $379,900 to $3,150,000 |
| 3 bedrooms | 78 | $1,797,000 | $575,000 to $5,850,000 |
| 4 bedrooms | 41 | $3,560,000 | $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: 173. Under contract: 63 (9.5%). Median days on market: 69.
Edgewater condos for sale: prices by bedroom, buildings and new construction
Miami Beach
Miami Beach is the largest market in the report, with 1,644 condos for sale at a median asking price of $549,385, and contract activity is healthy at 10.8%, or 199 under contract. It is also where sellers are adjusting most: 46 of 1,587 comparable listings cut their asking price between September 20 and 24 (2.9%, the highest share of the eight). One-bedrooms are the largest group, 654 listings at a median of $398,500. The step from two to three bedrooms is the widest of the eight neighborhoods, from a $799,000 median to $3,700,000, so a buyer who needs the third bedroom on Miami Beach is shopping in a different price bracket altogether.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 215 | $319,000 | $100,000 to $1,500,000 |
| 1 bedroom | 654 | $398,500 | $155,000 to $4,500,000 |
| 2 bedrooms | 594 | $799,000 | $188,000 to $8,600,000 |
| 3 bedrooms | 132 | $3,700,000 | $365,000 to $22,000,000 |
| 4 bedrooms | 31 | $7,999,000 | $1,349,000 to $80,000,000 |
| 5 bedrooms and up | 16 | $17,624,500 | $2,400,000 to $78,000,000 |
New in September: 411. Under contract: 199 (10.8%). Median days on market: 84. The $80,000,000 and $78,000,000 listings are entered at more than $10,000 per square foot, which points to a price entry error in the MLS; they are shown as entered and affect only the top of the range.
Miami Beach condos for sale: prices by bedroom, buildings and new construction
Sunny Isles Beach
Sunny Isles Beach is two markets in one listing count. At the top, 156 listings ask $3M or more (14.9% of the market) at a median of $5,500,000. Overall, 1,047 condos are for sale at a median of $665,000, 8.1% of the market is under contract, and 31.5% of listings have been up longer than six months.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 117 | $160,000 | $75,000 to $1,050,000 |
| 1 bedroom | 225 | $359,999 | $85,000 to $2,150,000 |
| 2 bedrooms | 393 | $689,000 | $240,000 to $5,100,000 |
| 3 bedrooms | 220 | $1,762,500 | $380,000 to $12,900,000 |
| 4 bedrooms | 73 | $6,850,000 | $710,000 to $47,500,000 |
| 5 bedrooms and up | 18 | $16,225,000 | $4,200,000 to $47,500,000 |
New in September: 223. Under contract: 92 (8.1%). Median days on market: 100.
Sunny Isles Beach condos for sale: prices by bedroom, buildings and new construction
Coconut Grove
Coconut Grove is the tightest condo market in the report: 24 under contract against 125 for sale, 16.1%, nearly double the overall rate, with a median of 75 days on market. It is also the most expensive: the median asking price is $2,499,999, and 50 of the 125 listings (40%) ask $3M or more, at a luxury median of $6,235,000, the highest of the eight neighborhoods. Supply is thin, with 31 new listings in September, so a buyer who wants the Grove should expect to compete for the right residence rather than wait for a price cut.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 2 | $454,000 | $449,000 to $459,000 |
| 1 bedroom | 24 | $672,000 | $275,000 to $1,520,000 |
| 2 bedrooms | 38 | $1,750,000 | $375,000 to $5,995,000 |
| 3 bedrooms | 38 | $3,274,500 | $1,795,000 to $12,900,000 |
| 4 bedrooms | 18 | $7,775,000 | $3,115,000 to $23,500,000 |
| 5 bedrooms and up | 5 | $7,850,000 | $4,950,000 to $20,900,000 |
New in September: 31. Under contract: 24 (16.1%). Median days on market: 75.
Coconut Grove condos for sale: prices by bedroom, buildings and new construction
Bal Harbour
Bal Harbour is the slowest market in the report. The median listing has been up 110 days, the longest of the eight, and 39.4% of listings have been on the market longer than six months. Of 122 condos for sale, 58 (47.5%) ask $3M or more, and the overall median asking price is $2,915,000. Contract activity, at 9.0%, is in line with the market, so the residences are selling; they are taking longer, which gives a buyer who is not in a hurry room to negotiate.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 5 | $520,000 | $495,000 to $799,000 |
| 1 bedroom | 18 | $742,500 | $335,000 to $3,095,000 |
| 2 bedrooms | 60 | $2,375,000 | $420,000 to $9,000,000 |
| 3 bedrooms | 29 | $5,100,000 | $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: 30. Under contract: 12 (9.0%). Median days on market: 110.
Bal Harbour condos for sale: prices by bedroom, buildings and new construction
Bay Harbor Islands
Bay Harbor Islands has 150 condos for sale at a median asking price of $1,291,500, and 14.3% of the market is under contract, second only to Coconut Grove. Two-bedrooms, the largest group, sit at a median of $943,500.
| Bedrooms | For sale | Median asking | Range |
|---|---|---|---|
| Studio | 1 | $450,000 | $450,000 |
| 1 bedroom | 27 | $369,000 | $275,500 to $1,800,000 |
| 2 bedrooms | 68 | $943,500 | $295,000 to $3,590,000 |
| 3 bedrooms | 37 | $2,999,000 | $589,000 to $5,900,000 |
| 4 bedrooms | 14 | $4,130,750 | $1,950,000 to $6,350,000 |
| 5 bedrooms and up | 3 | $4,990,000 | $1,749,000 to $6,250,000 |
New in September: 32. Under contract: 25 (14.3%). Median days on market: 96.
Bay Harbor Islands condos for sale: prices by bedroom, buildings and new construction
Luxury: $3M and up
Across the eight neighborhoods, 671 condos ask $3M or more, 11.7% of everything for sale, at a median asking price of $4,995,000. The luxury tier is contracting at about the pace of the whole market (68 under contract, 9.2%, against 8.8% overall) but it sits longer: a median of about 108 days on market against 88 overall. Where it moves depends entirely on the neighborhood. Bay Harbor Islands has 26.7% of its $3M and up market under contract; Downtown Miami has 2.7%, two residences against 72 for sale.
| Neighborhood | $3M+ for sale | Share of all listings | Median asking | Under contract | Share under contract | Median days on market |
|---|---|---|---|---|---|---|
| Brickell | 79 | 6.7% | $4,798,000 | 5 | 6.0% | 89 |
| Downtown Miami | 72 | 8.3% | $5,933,000 | 2 | 2.7% | 107 |
| Edgewater | 44 | 7.3% | $4,163,950 | 4 | 8.3% | 84 |
| Miami Beach | 179 | 10.9% | $4,999,000 | 18 | 9.1% | 90 |
| Sunny Isles Beach | 156 | 14.9% | $5,500,000 | 13 | 7.7% | 129 |
| Coconut Grove | 50 | 40.0% | $6,235,000 | 8 | 13.8% | 92 |
| Bal Harbour | 58 | 47.5% | $5,100,000 | 6 | 9.4% | 125 |
| Bay Harbor Islands | 33 | 22.0% | $3,995,000 | 12 | 26.7% | 135 |
| All eight | 671 | 11.7% | $4,995,000 | 68 | 9.2% | 108 |
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), 19201 Collins Ave | Sunny Isles Beach | 78 | $120,000 | $75,000 to $299,000 |
| 2 | Paramount Miami Worldcenter | Downtown Miami | 68 | $872,000 | $200,000 to $4,899,000 |
| 3 | Gale Residences (Natiivo) | Downtown Miami | 59 | $560,000 | $349,000 to $1,700,000 |
| 4 | The Elser Hotel and Residences | Downtown Miami | 57 | $819,000 | $489,000 to $1,650,000 |
| 5 | Aston Martin Residences | Downtown Miami | 49 | $3,100,000 | $895,060 to $75,000,000 |
| 6 | SLS Lux Brickell | Brickell | 48 | $948,500 | $559,000 to $8,800,000 |
| 7 | E11EVEN Hotel and Residences | Downtown Miami | 47 | $665,000 | $399,999 to $7,500,000 |
| 8 | Trump International Beach Resort | Sunny Isles Beach | 47 | $295,000 | $210,900 to $1,999,000 |
| 9 | Opera Tower | Edgewater | 42 | $346,500 | $255,000 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, which is where a well-prepared offer carries the most weight.
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 page on wiremiami.com.
- Brickell: Una Residences (OKO Group and Cain International) and Viceroy Brickell (Related Group and GTIS Partners) delivered in 2026. St. Regis Residences Miami (Related Group and Integra Investments) and The Standard Brickell are scheduled for 2027; 1428 Brickell, Cipriani Residences (Mast Capital), Colette Brickell and One Twenty Brickell Signature (Property Markets Group) for 2028; Faena Residences Brickell and Mercedes-Benz Places (JDS Development Group) for 2029; Mandarin Oriental Residences (Swire Properties) for 2030; and Nobu 619 Brickell (Key International and 13th Floor Investments) for 2031. 888 Brickell by Dolce & Gabbana and Ora by Casa Tua are also in the portfolio.
- Downtown Miami: Aston Martin Residences delivered in 2024 and has 49 resale listings this month. E11EVEN Club Collection and Okan Tower are scheduled for 2027, Waldorf Astoria Residences Miami and West Eleventh Residences for 2028, Palm Tree Residences Miami for 2029 and Delano Residences for 2031. JEM Residences is also in the portfolio.
- Edgewater: Aria Reserve (The Melo Group) is delivering in 2026. Casa Bella Residences, Cove Miami and Villa Miami are scheduled for 2027, and Edge House Miami and LILLI Miami Edgewater for 2028. Anantara Miami Resort and Residences and ELLE Residences Miami are also in the portfolio.
- Miami Beach: Perigon Miami Beach (topped off), Shore Club Private Collection and 72 Carlyle are scheduled for 2027, Ritz-Carlton Residences SOBE for 2028, and Ocean Terrace Residences for 2028 to 2029. Surf Row Residences is also in the portfolio.
- Sunny Isles Beach: Bentley Residences (Dezer Development) is scheduled for 2028; St. Regis Residences Sunny Isles is also in the portfolio.
- Coconut Grove: Mr. C Residences delivered in 2025, and The Lincoln Coconut Grove is scheduled for 2028. Four Seasons Coconut Grove, The Well Coconut Grove, Ziggurat Residences and Vita at Grove Isle are also in the portfolio.
- Bal Harbour: Rivage Bal Harbour (Related Group and Two Roads Development).
- Bay Harbor Islands: The Well Bay Harbour is delivering in 2026, and Bay Harbor Towers is scheduled for 2029.
The trade-off is the same in every neighborhood. A pre-construction purchase is a hold through closing, with a deposit schedule and a wait of one to five years, in exchange for new product, a choice of line and floor, and today's pricing tier. The resale market above is the alternative a buyer should price against, and this month it offers real negotiating room in Downtown Miami, Sunny Isles Beach and Bal Harbour.
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 September 24, 2026 (2:29 AM Eastern). 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 is the City of Miami south of the Miami River within the Brickell boundary WIRE Miami search uses; Downtown Miami is the City of Miami north of the river, east of I-95 and south of Edgewater; Edgewater and Coconut Grove follow the WIRE Miami search boundaries. A building with its own WIRE Miami building page counts in the neighborhood that page names.
Excluded: houses, townhouses and villas (316 active listings in these neighborhoods); cabana, storage, parking and commercial units, and anything under 250 square feet or asking under $25,000 (20); listings whose listing brokerage is not named in the feed (29); and Coming Soon listings (7). Rentals are not part of the data.
Definitions: "New in September" is a listing with 23 or fewer days on market on September 24, 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; 672 active listings with no days on market recorded are left out of those medians. The price-cut figures compare the same listings in the September 20 and September 24 full refreshes. Four listings recorded as zero bedrooms but larger than 1,500 square feet are counted everywhere except the bedroom tables. Buildings are grouped by street address, so a multi-tower complex counts tower by tower.
Not measured: closed sales, sale prices, months of supply, and reductions from the original list price, because the listing feed does not carry them. This is the first edition; month-over-month comparisons begin with the October report.
Frequently asked questions
Is Miami a buyer's or a seller's condo market right now?
It leans toward buyers. As of September 24, 2026, 8.8% of condos across Miami's eight core neighborhoods are under contract, the median listing has been on the market 88 days, and 27.2% have been listed longer than six months. Coconut Grove (16.1% under contract) and Bay Harbor Islands (14.3%) are the exceptions.
What is the median asking price of a Miami condo?
$680,000 across 5,746 listings in September 2026. By size: $359,000 for a studio, $465,000 for a one-bedroom, $820,450 for a two-bedroom and $2,150,000 for a three-bedroom. Miami Beach has the lowest neighborhood median at $549,385 and Bal Harbour the highest at $2,915,000.
Which Miami neighborhood has the fastest-moving condo market?
Coconut Grove by contract activity, with 16.1% of its market under contract, and Edgewater by time on market, with a median of 69 days. Downtown Miami is the slowest by contract activity at 4.0%, and Bal Harbour the slowest by time on market at a median of 110 days.
How many luxury condos over $3 million are for sale in Miami?
671, at a median asking price of $4,995,000, with 68 more under contract (9.2%). Miami Beach has the most at 179. Bay Harbor Islands has the highest share under contract at 26.7%.
Are Miami condo sellers cutting prices?
Some are, in small steps. Between September 20 and September 24, 124 of 5,562 listings (2.2%) lowered their asking price, by a median of 3.2%, and six raised it. Miami Beach had the highest share of cuts at 2.9%; Brickell had the smallest median cut at 1.9%.
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: September 24, 2026.
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