Miami-Dade County All Property Types Market Update – September 2026

Miami-Dade County All Property Types Market Update – September 2026

Miami-Dade County’s overall housing market showed a combination of modest price growth, declining inventory and faster selling times in September 2026, despite slightly fewer completed transactions and a reduction in pending sales.

The median sale price across all residential property types reached $570,000, up 2% year-over-year, while closed sales declined 2%. Active inventory fell 10%, leaving buyers with fewer available properties compared with September 2025.

Interestingly, days on market decreased 10%, suggesting that properties completing sales are moving faster than they did a year ago. Pending sales also declined 10%, while new listings remained unchanged.

The biggest story this September is that Miami-Dade County’s overall housing market is experiencing rising prices and faster selling times, even as available inventory and buyer contract activity have declined.

There are also important differences between property types. Single-family home prices increased 4%, while the median sale price for condos and townhomes declined 1%.

Let’s take a closer look at what the numbers mean for Miami-Dade County buyers, sellers and investors.

Market Breakdown – September 2026 vs. September 2025

Median Sale Price: $570,000

📈 Up 2% year-over-year

The median sale price across all Miami-Dade County residential property types reached $570,000 in September, a 2% increase compared with September 2025.

This modest growth suggests that overall pricing has remained resilient despite a slight reduction in completed transactions.

However, the countywide median masks some important differences between property types.

Single-family homes recorded a median sale price of $692,000, up 4%, while condos and townhomes reached $417,090, down 1%.

These contrasting figures highlight why it is important to examine individual market segments rather than relying solely on the overall countywide median.

For buyers, the relatively stable overall median may provide reassurance, but opportunities will vary considerably depending on property type, location and price range.

For sellers, it reinforces the importance of evaluating recent comparable sales within their specific neighborhood or community.

It’s also important to remember that the median sale price reflects the mix of properties sold during the month. A 2% increase does not mean that every individual property in Miami-Dade County has appreciated by that amount.

Closed Sales: 1,735 properties

🔻 Down 2% year-over-year

Miami-Dade County recorded 1,735 closed residential sales in September, representing a modest 2% decline compared with September 2025.

This suggests that overall transaction activity has remained relatively close to last year’s level, despite differences between property types.

Single-family closed sales declined 5%, while condo and townhome transactions increased 1%.

Total residential sales dollar volume reached approximately $1.9 billion, an impressive 19% increase year-over-year.

This is one of the most notable statistics in the report.

Although slightly fewer properties sold, the total value of completed transactions increased substantially.

That suggests higher-value transactions played a greater role in the overall market, although the countywide figures alone do not establish which individual price segments contributed most to the increase.

For buyers and sellers, this highlights the importance of looking beyond transaction counts when evaluating market conditions.

The number of completed sales may have declined slightly, but the total dollar value of those transactions tells a different story.

Active Inventory: 16,288 properties

🔻 Down 10% year-over-year

Active residential inventory stood at 16,288 properties in September, a 10% decline compared with September 2025.

This indicates that the overall supply of available homes has tightened over the past year.

The reduction has affected both major property sectors, with single-family inventory declining 17% and condo and townhome inventory falling 7%.

However, there remains a substantial difference in the number of available properties.

Single-family homes accounted for 4,536 active listings, while condos and townhomes represented 11,706.

This means buyers looking for condos and townhomes have a considerably larger selection across the county than those searching for single-family properties.

For sellers, reduced inventory can help limit competition, particularly when a property is competitively priced and presented effectively.

For buyers, fewer available homes may require greater preparation and flexibility, especially in desirable neighborhoods.

However, inventory conditions can vary significantly between individual communities and price ranges.

A countywide decline does not necessarily mean every neighborhood is experiencing a shortage of available properties.

Pending Sales: 1,752 contracts

🔻 Down 10% year-over-year

Pending residential sales totaled 1,752 in September, a 10% decrease compared with September 2025.

This decline is larger than the 2% reduction in closed sales, making it an important statistic to monitor as Miami-Dade County moves into the final quarter of 2026.

Pending sales represent properties that have gone under contract but have not yet completed the closing process.

Because of this, they can provide an indication of potential future transaction activity.

The decline has affected both major property sectors, although at different rates.

Single-family pending sales declined 12%, while condo and townhome pending sales fell 8%.

This suggests that softer contract activity is affecting the broader housing market rather than being limited to one property type.

However, not every pending transaction ultimately closes, and monthly figures can fluctuate.

For now, the reduction suggests that buyers are entering into fewer contracts than they were a year ago.

If this trend continues, it could influence the number of completed transactions in the coming months.

Months of Inventory

🔻 Down 15% year-over-year

Months of inventory declined 15% compared with September 2025.

This statistic measures how long the available supply of properties would take to sell at the prevailing sales pace.

The reduction suggests that Miami-Dade County’s overall housing supply has tightened over the past year.

This is particularly interesting because closed sales have also declined slightly.

Despite fewer completed transactions, the reduction in available inventory has been significant enough to lower the months-of-supply figure.

However, supply conditions vary considerably between property types.

Single-family months of inventory declined 22%, while the condo and townhome sector recorded a 12% decrease.

This reinforces the importance of looking beyond countywide averages.

For sellers, tighter inventory may help reduce competition from comparable properties.

For buyers, the overall decline in supply may mean fewer choices, but opportunities to negotiate can still exist, particularly in communities with higher levels of available inventory.

Months of inventory should always be considered alongside other indicators, including pricing, pending sales and selling times.

Days on Market

🔻 Down 10% year-over-year

Days on market decreased 10% compared with September 2025.

This indicates that properties successfully completing sales spent less time on the market than they did a year ago.

The reduction is particularly notable given the decline in pending sales.

It suggests that although fewer buyers are entering into contracts, properties that successfully attract purchasers are moving through the market more quickly.

The improvement has been seen across both major property sectors.

Single-family days on market declined 18%, while condos and townhomes recorded an 11% reduction.

This suggests that faster selling times are not limited to one type of residential property.

However, the countywide figure does not mean every property is selling quickly.

Homes that are overpriced, require significant improvements or face competition from similar listings may still spend extended periods on the market.

For sellers, the trend reinforces the importance of competitive pricing and effective presentation.

For buyers, it highlights the value of having financing arranged and being ready to make informed decisions when suitable properties become available.

The key takeaway is that Miami-Dade County’s overall housing market is experiencing faster selling times and reduced inventory, even though new contract activity has slowed.

New Listings: 3,348 properties

➡️ Unchanged year-over-year

New residential listings totaled 3,348 in September, representing no year-over-year change compared with September 2025.

This suggests that the flow of new properties entering the market has remained relatively stable.

However, active inventory declined 10%, indicating that the overall number of available properties has contracted.

New listings and active inventory measure different aspects of supply, so their trends do not necessarily move together.

The figures also reveal some differences between property types.

Single-family new listings declined 4%, while condo and townhome listings increased 3%.

These contrasting changes suggest that the flow of new properties entering the market has shifted slightly between sectors.

For buyers, the steady overall flow of new listings means fresh opportunities continue to appear.

For sellers, it means that new competing properties are still entering the market, even as total available inventory declines.

Understanding recent comparable sales and competing listings remains essential.

If pending sales continue to decline while new listings remain stable, it will be worth monitoring whether inventory begins to rebuild in the coming months.

What This Means for You

Buyers

Miami-Dade County buyers are navigating a market where available inventory has declined, but overall transaction activity has also softened.

Active inventory is down 10%, while days on market have decreased 10%.

These figures suggest that desirable, competitively priced properties may move more quickly than they did a year ago.

However, closed sales have declined 2%, and pending sales are down 10%, indicating that contract activity is not as strong as it was last September.

The experience will also depend heavily on property type.

Single-family buyers are facing tighter inventory and rising median prices, while condo and townhome buyers may find more selection and relatively stable pricing.

Buyers should focus on individual property values, recent comparable sales and their long-term financial objectives rather than relying solely on countywide trends.

Being financially prepared remains important, but so does taking the time to conduct appropriate inspections and due diligence.

For condominium buyers, reviewing association fees, reserves, insurance and potential special assessments is particularly important.

Sellers

Miami-Dade County sellers have several encouraging indicators, including a modest increase in the overall median sale price, reduced inventory and faster selling times.

However, the decline in pending sales suggests that buyers are approaching purchases more selectively.

That means realistic pricing and effective marketing remain essential.

The difference between property types is particularly important.

Single-family sellers may benefit from tighter inventory and stronger median price growth, while condo and townhome sellers are operating in a market where the median sale price has declined slightly.

Sellers should pay close attention to recent comparable sales within their specific community rather than assuming that overall countywide trends apply equally to every property.

Professional photography, thoughtful preparation, accurate pricing and a strong marketing strategy can help a listing stand out.

For condo and townhome sellers, clear information about association fees, reserves, insurance and potential assessments can also help buyers make informed decisions.

Investors

For investors, Miami-Dade County’s September housing statistics present a market with tighter inventory, relatively stable overall transaction activity and significant differences between property sectors.

The overall median sale price increased 2%, suggesting continued price resilience.

Meanwhile, the 19% increase in total sales dollar volume indicates that the value of completed transactions has grown substantially, despite slightly fewer sales.

However, the 10% decline in pending sales suggests that future transaction activity may remain more subdued.

Investors should be cautious about interpreting countywide price growth as evidence that every property is appreciating.

Individual neighborhoods, property conditions and price ranges can experience very different trends.

Opportunities may still exist, particularly where properties have been listed for extended periods or sellers are motivated to negotiate.

However, financing costs, insurance, property taxes, maintenance, renovation expenses, association fees and potential special assessments should all be considered carefully.

Rental demand, realistic rental income and community restrictions are also important when evaluating investment properties.

A successful investment strategy should focus on property-level fundamentals rather than broad market averages alone.

Final Thoughts

Miami-Dade County’s September 2026 housing market is showing modest price growth, tighter inventory and faster selling times, despite softer pending sales activity across all property types.

The median sale price increased 2% to $570,000, while closed sales declined 2% to 1,735 properties.

Active inventory fell 10% to 16,288 properties, and pending sales decreased 10% to 1,752 contracts.

Meanwhile, days on market declined 10%, months of inventory fell 15%, and new listings remained unchanged at 3,348 properties.

Perhaps most notably, total residential sales dollar volume increased 19% to approximately $1.9 billion, despite slightly fewer completed transactions.

Together, these figures suggest a market where reduced supply and higher transaction values are contributing to continued price resilience, even as new contract activity softens.

However, the differences between single-family homes and condos and townhomes remain important.

Single-family median prices increased 4%, while the condo and townhome median declined 1%.

For sellers, reduced inventory and faster selling times offer reasons for optimism, but accurate pricing and effective marketing remain essential.

For buyers, opportunities vary by property type, with tighter conditions in the single-family sector and potentially greater negotiating flexibility in some condo and townhome communities.

As Miami-Dade County moves into the final quarter of 2026, the key trends to watch will be whether pending sales begin to recover, whether inventory continues to tighten and whether the differences between property sectors persist.

For now, Miami-Dade County’s overall housing market remains active but selective, creating opportunities for buyers, sellers and investors who understand the importance of local market conditions and individual property values.

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