Data period: July 2026
"The Miami market is up." "The Miami market is cooling." Both headlines can be true in the same month, because they often describe different property types, counties or price ranges. If you are deciding whether to buy, sell or wait, a handful of numbers from the monthly reports tell you far more than the headline does.
Where the numbers come from
MIAMI REALTORS® publishes monthly reports for Miami-Dade, Broward, Palm Beach and other Florida counties, based on MIAMI MLS and BeachesMLS data. Reports typically come out around the middle of the month and cover the month before; the July 2026 figures were released on August 17, 2026. The association also publishes city and ZIP code breakdowns, which are more useful than county totals once you know where you want to be.
All figures below come from the July 2026 reports.
Months of supply: who has more leverage
Months of supply estimates how long it would take to sell everything currently listed at the current pace of sales. MIAMI REALTORS® describes a balanced market as six to nine months.
- Miami-Dade single-family homes: 4.8 months, which the association calls a seller's market.
- Miami-Dade condos: 12 months, which it calls a buyer's market.
- Broward single-family homes: 4.3 months.
- Broward condos: 10 months.
This is the clearest example of why "the market" is misleading. In the same month, single-family buyers faced tight inventory, while condo buyers had more than twice as many months of supply to choose from.
Active listings add context. Miami-Dade had 4,275 single-family homes for sale, 22.82% fewer than a year earlier, and 11,324 condos, 11.79% fewer.
Median price: useful, but easy to misread
The median sale price is the middle price of the homes that sold that month. It is not the value of your home, and it moves when the mix of sales changes. A month with more high-end closings can push the median up even if individual homes did not gain value.
July 2026 medians:
- Miami-Dade single-family: $685,000, up 3.79% from July 2025.
- Miami-Dade condos: $400,000, down 1.48%.
- Broward single-family: $650,000, up 4.84%.
- Broward condos: $255,000, down 3.77%.
Look at several months in a row before drawing a conclusion from any single change.
Speed and negotiation
Two numbers show how much room there is between asking price and closing:
- Median days to contract: 45 for Miami-Dade single-family homes and 86 for condos; 34 and 86 in Broward.
- Percent of original list price received: 96% for single-family homes in both counties, 93% for Miami-Dade condos and 92% for Broward condos.
For a seller, these are a reality check on pricing and patience. For a buyer, they suggest where negotiation is more likely, without telling you what any particular seller will accept.
Cash buyers and mortgage rates
Cash accounted for 47.5% of Miami-Dade existing condo sales and 49.9% of Broward condo sales in July 2026, compared with about 21% of single-family sales in both counties.
That matters in two ways. Mortgage rates directly affect financed buyers, so a rate change may not move every segment the same way. And when you compete against cash offers, your financing and appraisal contingencies become part of how the seller compares offers.
For rates, Freddie Mac's weekly survey is the standard national reference: a 6.76% average for a 30-year fixed loan in the week of September 10, 2026. Because the survey reflects a borrower putting 20% down with strong credit on a conventional loan, use it as a benchmark rather than as the rate you will be offered.
What county reports cannot tell you about condos
The monthly reports do not break condo numbers down by building age, reserve funding or inspection status, so they cannot explain why condo inventory is higher, and we will not guess. What we can say is that building-level factors are part of any condo decision in Florida: the structural integrity reserve study, milestone inspection status, special assessments and any unaddressed critical repairs that can affect financing. We cover those rules in Florida real estate rules buyers and sellers should know.
Your area, not the county
County medians hide big differences. Before you rely on any number:
- Use the city or ZIP code report for the area you are considering.
- Compare against closed sales in the same building or subdivision.
- Check the flood zone for the exact address on FEMA's Flood Map Service Center; it can change insurance costs between otherwise similar homes.
- Look at what is being built nearby, and visit on a weekday, not only on a Sunday.
Our checklist for choosing an area in Miami goes through what to verify on foot and on paper.
What this means for you
- Buyers: identify the segment you are shopping in before you read any headline. In July 2026, condo and single-family conditions were far apart.
- Sellers: price against closed sales and the days-to-contract figures for your segment, not against the countywide median.
- Everyone: treat monthly data as a snapshot. It describes what already happened; it does not predict prices or rates.