Miami-Dade County Condos & Townhomes Market Update – August 2026

Miami-Dade County Condos & Townhomes Real Estate Statistics – August 2026

Miami-Dade County’s condo and townhome market delivered a mixed set of signals in August 2026.

The median sale price increased 6% year-over-year to $420,000, while active inventory declined 9% and months of supply fell 11%. On the surface, those numbers might suggest a strengthening market.

But the activity data tells a more complicated story.

Closed sales declined 6%, pending sales fell 7%, and properties took considerably longer to sell, with days on market increasing 30% compared with August 2025.

The standout story is therefore not simply rising prices or falling inventory — it is continued buyer selectivity despite a smaller pool of available properties.

Here’s a closer look at the August numbers.

Market Breakdown – August 2026 vs. August 2025

Median Sale Price: $420,000

📈 Up 6% year-over-year

The median sale price for Miami-Dade County condos and townhomes reached $420,000 in August, 6% higher than a year ago.

However, this figure needs context.

Closed sales were down, pending sales declined and properties took substantially longer to sell. That makes it especially important not to interpret the 6% increase as evidence that every condo or townhome in Miami-Dade County appreciated by a similar amount.

The median is influenced by the mix of properties sold during the month, and Miami-Dade’s condo market ranges from smaller inland units to multimillion-dollar luxury and waterfront residences.

Individual buildings and communities can therefore perform very differently from the countywide median.

Closed Sales: 946 properties

🔻 Down 6% year-over-year

Closed condo and townhome sales declined 6% compared with August 2025.

This suggests softer transaction activity despite the reduction in available inventory.

Buyers are still purchasing properties, but the overall pace of completed transactions has slowed compared with last year.

Combined with the significant increase in days on market, this points toward a market where buyers are taking more time to evaluate their options.

Active Inventory: 11,265 properties

🔻 Down 9% year-over-year

Active inventory declined 9%, meaning Miami-Dade County condo and townhome buyers have fewer properties available than they did last August.

However, the market still has more than 11,000 active listings.

That distinction is important.

Inventory is lower, but it is not necessarily scarce.

Compared with Miami-Dade’s much tighter single-family sector, condo and townhome buyers continue to have substantial choice.

Pending Sales: 1,049 contracts

🔻 Down 7% year-over-year

Pending sales declined 7% compared with August 2025.

Because pending transactions can provide some indication of future closing activity, the decline reinforces the softer sales picture.

With both closed and pending sales lower, there is currently little evidence in August’s figures of a significant acceleration in condo and townhome demand.

Months of Inventory

🔻 Down 11% year-over-year

Months of supply declined 11%, confirming that the condo and townhome market has tightened compared with last year.

However, Miami-Dade’s attached-home sector remains much more supplied than its single-family market.

That continues to give condo buyers more opportunity to compare properties and negotiate, particularly where a listing has been available for an extended period.

The reduction in supply is meaningful, but it should be considered alongside falling sales and longer marketing times.

Days on Market

📈 Up 30% year-over-year

Days on market increased a substantial 30% compared with August 2025.

This may be the most revealing statistic in the report.

Despite having fewer properties to choose from, buyers are taking considerably longer to commit to a purchase.

That suggests pricing, property condition and building-level financial considerations are playing an increasingly important role in buyer decisions.

For condo buyers in particular, HOA fees, insurance costs, reserve funding and potential special assessments can significantly affect affordability beyond the purchase price itself.

New Listings: 1,776 properties

🔻 Down 4% year-over-year

New listings declined 4% compared with last August.

Combined with the 9% decline in active inventory, fewer new properties entering the market could gradually reduce buyer choice further.

However, softer closed and pending sales may slow that process by keeping existing listings on the market for longer.

What This Means for You

Buyers

Miami-Dade County condo and townhome buyers continue to have considerably more choice than single-family buyers.

Although active inventory is down 9% year-over-year, more than 11,000 properties remain available, while closed sales are down 6% and pending sales have fallen 7%.

The 30% increase in days on market is particularly important.

It suggests buyers generally have more time to investigate individual properties and communities and may have negotiating opportunities, particularly on listings that have been sitting on the market.

Due diligence remains critical.

Buyers should carefully review HOA fees, reserve funding, insurance, special assessments, building maintenance, rental restrictions and other community financial obligations before purchasing.

Sellers

Miami-Dade condo and townhome sellers face less overall competition than they did a year ago, with active inventory down 9%.

However, that does not mean buyers are acting with greater urgency.

Closed and pending sales are both lower, while days on market have increased 30%.

Pricing therefore matters enormously.

Sellers should pay close attention to recent comparable sales within their specific building or community rather than relying on broad countywide price trends.

The financial condition of the association, HOA costs and potential assessments can also influence how buyers perceive value.

Investors

For investors, Miami-Dade’s large condo inventory can provide considerably more opportunity to compare properties than the single-family sector.

Longer marketing times may also create negotiating opportunities with motivated sellers.

However, investors should look well beyond the purchase price.

HOA fees, insurance, reserves, special assessments, property taxes, financing costs and rental restrictions can materially affect returns.

In a market where buyers are increasingly selective, understanding the finances of the individual building or community can be just as important as evaluating the unit itself.

Final Thoughts

Miami-Dade County’s August 2026 condo and townhome market presents one of the clearest examples of why a single statistic cannot describe the entire market.

The median sale price increased 6% to $420,000, while active inventory declined 9% and months of supply fell 11%.

But at the same time, closed sales declined 6%, pending sales fell 7%, and days on market increased a substantial 30%.

That combination suggests buyers remain highly selective despite having fewer properties available than they did last year.

It also creates a striking contrast with Miami-Dade’s single-family sector, where inventory is tighter and homes that sell are moving significantly faster.

For condo sellers, realistic pricing and building-level fundamentals remain critical. For buyers, the combination of substantial available inventory, softer sales activity and longer marketing times may create room for careful comparison and negotiation.

As we move toward the final quarter of 2026, the key trend to watch will be whether Miami-Dade’s declining condo inventory eventually begins to reduce buyer leverage — or whether slower sales and longer marketing times continue to keep the market firmly selective.

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