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

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

Miami-Dade County’s condo and townhome market saw a significant increase in sales activity in July, even as buyers continued to enjoy a substantial selection of available properties. Closed sales rose by double digits and inventory declined compared with last year, but prices softened slightly and properties are taking considerably longer to sell.

The most interesting contrast this month is an 11% increase in closed sales alongside 12 months of available inventory. Buyers are clearly purchasing condos and townhomes, but they continue to have significant choice and, in many cases, negotiating leverage.

Let’s take a closer look.

Market Breakdown – July 2026 vs. July 2025

Median Sale Price: $400,000

🔻 Down 1% year-over-year

The median sale price edged slightly lower compared with last July.

A 1% movement represents relatively stable pricing, particularly in a diverse market like Miami-Dade, where the mix of properties sold ranges from entry-level condos to multimillion-dollar luxury residences.

Closed Sales: 1,026 properties

📈 Up 11% year-over-year

Closed sales increased significantly compared with July 2025.

This is one of the strongest indicators in the report and shows that buyers remain active in Miami-Dade’s condo and townhome market despite the relatively large supply of properties available.

Active Inventory: 11,324 properties

🔻 Down 12% year-over-year

Available inventory declined compared with last year, continuing the broader trend of tightening supply.

However, the number of available condos and townhomes remains substantial relative to current sales activity, meaning buyers continue to have plenty of properties to consider.

Pending Sales: 1,043 contracts

📈 Up 1% year-over-year

Pending sales were essentially unchanged, increasing just 1% compared with last July.

While completed transactions posted a strong increase, the relatively flat pending figure suggests future sales growth may be more moderate if current trends continue.

Months of Inventory: 12.0 months

🔻 Down 15% year-over-year

Supply has tightened significantly compared with last year, but 12 months of inventory still represents a buyer-favored environment.

This is dramatically different from Miami-Dade’s single-family home market, which had just 4.8 months of supply in July.

For buyers, that generally means more selection and potentially greater negotiating room. For sellers, it means competing against a substantial number of other available properties.

Days on Market: 86 days

📈 Up 32% year-over-year

This is one of the most important statistics in July’s report.

Condos and townhomes are taking 32% longer to sell than they were a year ago. Buyers have more time to compare properties and investigate the costs and financial health of individual buildings and communities before committing to a purchase.

New Listings: 1,690 properties

🔻 Down 14% year-over-year

Significantly fewer new properties entered the market compared with July 2025.

If this trend continues, it could gradually reduce the supply of available condos and townhomes. For now, however, existing inventory remains high relative to current demand.

What This Means for You

Buyers

Miami-Dade’s condo and townhome market currently offers buyers something that is increasingly scarce in the single-family sector: time and choice.

With 12 months of inventory and properties taking an average of 86 days to sell, buyers generally have an opportunity to compare properties carefully rather than feeling pressured to make an immediate decision.

That extra time should be used for thorough due diligence. HOA fees, reserves, special assessments, insurance, building condition, maintenance obligations, rental restrictions, and community finances can all have a significant impact on the true cost of ownership.

Sellers

There are encouraging signs for sellers, particularly the 11% increase in closed sales and 12% decline in active inventory.

However, competition remains substantial. With a full year of available supply and considerably longer selling times, sellers need to position their properties carefully.

Accurate pricing, strong presentation, and clear information about the building or association’s financial condition can be particularly important when buyers have numerous alternatives.

Investors

Miami-Dade’s condo and townhome market may provide opportunities for investors looking for negotiating leverage or motivated sellers.

However, a lower purchase price doesn’t automatically mean a property represents good value. Investors should carefully evaluate HOA expenses, special assessments, insurance, taxes, reserves, rental restrictions, financing requirements, and realistic rental income.

Final Thoughts

July’s statistics show a Miami-Dade condo and townhome market that is active but remains strongly supplied.

Closed sales increased an impressive 11% and active inventory declined 12%. Yet the median sale price slipped 1%, properties took 32% longer to sell, and 12 months of inventory remained available.

Those numbers demonstrate just how different Miami-Dade’s two major residential sectors currently are. Single-family homes have less than five months of supply, while condos and townhomes have a full year.

For buyers, that can create opportunities for careful comparison and negotiation. For sellers, understanding the competition within the individual building or community is essential.

The decline in both active inventory and new listings suggests the market is gradually tightening, but for now, buyers continue to hold considerably more leverage in Miami-Dade’s condo and townhome market than they do in the single-family sector.

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