Miami Condo Market Analysis 2026
The definitive analysis of Miami's condo landscape -- from pre-construction pipeline to resale dynamics, post-Surfside regulatory impact, and 5-year absorption forecasts.
Maria Castillo
Senior Reporter, Condo Market
Carlos Vega
Research Director
Table of Contents
Executive Summary
Miami's condo market stands at an inflection point. Following years of record-breaking sales and a wave of new luxury launches, the sector faces a complex mix of strong demand, rising insurance costs, and transformative regulatory changes post-Surfside.
This report provides a comprehensive analysis of Miami's condo landscape, with particular focus on:
• Pre-construction pipeline and absorption rate forecasts • Post-Surfside regulatory environment and compliance costs • Insurance cost trajectory and impact on older inventory • International buyer trends and capital flow patterns
Our analysis indicates that Miami's condo market offers compelling opportunities for well-capitalized investors who understand the regulatory landscape and can navigate rising carrying costs.
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Market Overview
Miami-Dade County's condo market recorded over $8.5 billion in sales volume in 2025, with the median condo price reaching $420,000 -- a 12% increase year-over-year. The market is characterized by bifurcation: luxury new construction performing strongly while older inventory faces headwinds from rising insurance and assessment costs.
The past three years have witnessed a fundamental shift in the regulatory environment. Following the Surfside collapse in 2021, Florida's SB 4-D has imposed mandatory structural inspections and reserve funding requirements that are reshaping the economics of older condo buildings.
Key Metrics (2025)
| Metric | Value | YoY Change |
|---|---|---|
| Total Sales Volume | $8.5B | +12.3% |
| Median Price | $420K | +11.8% |
| New Launches | 14 projects | +40.0% |
| Months of Supply | 5.8 | -8.2% |
The surge in new launches is particularly noteworthy, indicating developer confidence despite rising construction costs.
Pre-Construction Pipeline
Miami's pre-construction condo market is dominated by several major developers: Related Group, Terra, and OKO Group. Together, these developers account for approximately 60% of the active pipeline.
Brickell Corridor
The Brickell corridor remains Miami's most active condo market, with six new towers in various stages of development. The January 2026 announcement of a $1.2 billion mixed-use project signals continued institutional confidence in the submarket...
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