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

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

Miami-Dade County’s condo and townhome market showed a mixed but relatively stable picture in September 2026, with a slight decline in median sale price, modest growth in completed sales and a reduction in available inventory.

The median sale price reached $417,090, down 1% year-over-year, while closed sales increased 1%. Active inventory declined 7%, leaving buyers with fewer available properties compared with September 2025.

Interestingly, days on market decreased 11%, indicating that properties completing sales are moving faster than they were a year ago. However, pending sales declined 8%, while new listings increased 3%, suggesting that future transaction activity may remain more subdued.

The biggest story this September is that Miami-Dade County condos and townhomes are selling faster and completing slightly more transactions, even as median prices have slipped and pending sales have declined.

This creates a different market environment from the county’s single-family sector, where median prices increased 4% but closed sales declined 5%.

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

Market Breakdown – September 2026 vs. September 2025

Median Sale Price: $417,090

🔻 Down 1% year-over-year

The median sale price for Miami-Dade County condos and townhomes reached $417,090 in September, a modest 1% decline compared with September 2025.

This suggests that overall median pricing has remained relatively stable, despite changes in inventory and transaction activity.

The small decline also contrasts with the 4% increase recorded in the county’s single-family market.

However, a 1% reduction in median sale price does not mean that every condo or townhome has lost 1% of its value.

Miami-Dade County includes a wide variety of attached properties, from smaller inland condominiums to luxury waterfront residences in communities such as Miami Beach, Brickell and Sunny Isles Beach.

Changes in the mix of properties sold can influence the countywide median.

For buyers, the relatively stable median may be encouraging, particularly when evaluating properties that have been listed for extended periods.

For sellers, it reinforces the importance of using recent comparable sales within their specific building or community rather than relying solely on countywide trends.

Closed Sales: 909 properties

📈 Up 1% year-over-year

Miami-Dade County recorded 909 condo and townhome closed sales in September, representing a modest 1% increase compared with September 2025.

Although the increase is relatively small, it is encouraging given the softer transaction activity recorded in the single-family market.

Total condo and townhome sales dollar volume reached approximately $724.6 million, up 7% year-over-year.

The larger increase in dollar volume compared with closed sales suggests that the total value of completed transactions has grown more quickly than transaction volume.

This could reflect changes in the mix of properties sold, including a greater contribution from higher-priced transactions.

However, the countywide figures alone do not establish exactly which price segments contributed to the increase.

For buyers and sellers, the improvement in completed sales suggests that transactions are continuing to move forward, even as buyers remain selective.

Active Inventory: 11,706 properties

🔻 Down 7% year-over-year

Active condo and townhome inventory stood at 11,706 properties in September, a 7% decline compared with September 2025.

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

However, Miami-Dade County continues to have substantially more condos and townhomes available than single-family homes.

For comparison, single-family inventory stood at 4,536 properties during September.

This distinction is important because declining inventory does not necessarily mean that buyers have limited choices across every property category.

With more than 11,700 condos and townhomes available, buyers can still compare a substantial number of properties across different neighborhoods, buildings and price ranges.

For sellers, the reduction in inventory means slightly less competition than a year ago, but pricing and presentation remain essential.

Association fees, reserve funding, insurance costs, special assessments and building condition can also influence purchasing decisions, particularly in the condominium sector.

Pending Sales: 936 contracts

🔻 Down 8% year-over-year

Pending condo and townhome sales totaled 936 in September, an 8% decline compared with September 2025.

This reduction contrasts with the modest 1% increase in completed sales.

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 suggests that fewer buyers entered into contracts during September compared with the same month last year.

However, not every pending transaction ultimately closes, and the timing of completed transactions can vary.

For sellers, softer contract activity reinforces the importance of competitive pricing and ensuring that prospective buyers have access to relevant property and association information.

For buyers, reduced pending sales may indicate opportunities to negotiate, particularly where properties have remained available for extended periods.

The key question moving forward will be whether pending sales begin to recover as Miami-Dade County enters the final quarter of 2026.

Months of Inventory

🔻 Down 12% year-over-year

Months of inventory declined 12% compared with September 2025.

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

The reduction suggests that Miami-Dade County’s condo and townhome supply conditions have tightened over the past year.

This is particularly interesting because active inventory declined 7%, while closed sales increased slightly.

Together, these changes are consistent with a market where available supply has contracted relative to the pace of sales.

However, the reduction in months of inventory does not automatically indicate that every community is experiencing strong competition among buyers.

With more than 11,700 active condo and townhome listings across the county, buyers may still have substantial choice in certain locations and price ranges.

For sellers, tighter supply can help reduce competition, but realistic pricing remains essential.

For buyers, months of inventory should be considered alongside property condition, asking prices, selling times and the financial health of individual associations.

Days on Market

🔻 Down 11% year-over-year

Days on market decreased 11% compared with September 2025.

This indicates that condos and townhomes completing sales spent less time on the market than they did a year ago.

The improvement is particularly interesting given the slight decline in median sale price and 8% reduction in pending sales.

Although buyers are entering into fewer contracts, properties that successfully sell are moving through the market more quickly.

This may reflect competitive pricing, motivated sellers or buyers focusing on properties that offer particularly good value.

However, the countywide figure does not mean every condo or townhome is selling quickly.

Individual buildings and communities can experience very different marketing times depending on location, condition, amenities, association fees and financial considerations.

For sellers, the improvement reinforces the importance of pricing a property appropriately from the beginning.

For buyers, it highlights the value of being financially prepared and understanding the market before making an offer.

The key takeaway is that Miami-Dade County’s condo and townhome market is experiencing faster selling times and slightly stronger completed sales, even though median prices and pending contracts have declined.

New Listings: 2,023 properties

📈 Up 3% year-over-year

New condo and townhome listings totaled 2,023 in September, a 3% increase compared with September 2025.

This indicates that slightly more properties entered the market during the month.

The increase is particularly interesting when considered alongside the 7% decline in active inventory.

Although new listings have increased, the total number of available properties remains below last year’s level.

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

For buyers, the increase in new listings is encouraging because it means fresh opportunities continue to become available.

For sellers, it means new competing properties are entering the market, even as overall inventory has declined.

This reinforces the importance of understanding comparable listings within a specific building or community.

If new listing activity continues to increase while pending sales remain lower, it will be worth monitoring whether inventory begins to rebuild in the coming months.

What This Means for You

Buyers

Miami-Dade County condo and townhome buyers are navigating a market where median prices have remained relatively stable, available inventory has declined and properties completing sales are moving faster.

The median sale price is down 1%, active inventory has declined 7%, and days on market have decreased 11%.

However, pending sales are down 8%, suggesting that overall contract activity remains softer than it was a year ago.

This combination may create opportunities for buyers who are prepared to evaluate properties carefully and negotiate where appropriate.

With more than 11,700 condos and townhomes available, buyers still have a substantial selection across the county.

However, individual buildings and communities can experience very different conditions.

Due diligence is particularly important when purchasing a condominium.

Association fees, reserve funding, special assessments, insurance costs, building maintenance and rental restrictions can all affect the true cost of ownership.

Buyers should carefully review association documents and financial information before committing to a purchase.

Sellers

Miami-Dade County condo and townhome sellers have some encouraging indicators working in their favor.

Closed sales have increased 1%, active inventory has declined 7%, and days on market have fallen 11%.

These figures suggest that well-positioned properties can still attract buyers and complete transactions relatively efficiently.

However, the 1% decline in median sale price and 8% reduction in pending sales indicate that buyers remain selective.

Sellers should avoid assuming that reduced inventory automatically guarantees a quick sale or a higher price.

Realistic pricing remains essential.

Properties should be evaluated against recent comparable sales within the same building or community wherever possible.

Sellers should also be prepared to answer questions about association fees, reserves, insurance, building maintenance and potential special assessments.

Clear documentation, professional photography, thoughtful presentation and an effective marketing strategy can help a listing stand out.

Investors

For investors, Miami-Dade County’s condo and townhome market presents an interesting combination of relatively stable prices, reduced inventory and modestly stronger completed sales.

The median sale price declined just 1%, while total sales dollar volume increased 7%.

This suggests that overall transaction values have held up relatively well, despite the slight decline in the countywide median.

However, the 8% reduction in pending sales indicates that future transaction activity may remain more subdued.

Investors should focus on the financial fundamentals of individual properties rather than assuming that broad market trends apply equally across all communities.

Association fees, reserve requirements, special assessments, insurance, property taxes, maintenance costs and rental restrictions can significantly affect investment returns.

Rental demand and realistic rental income should also be evaluated carefully.

A property with an attractive purchase price may not represent good value if ongoing ownership expenses are unusually high.

Careful research, realistic financial projections and an understanding of community-level conditions remain essential.

Final Thoughts

Miami-Dade County’s September 2026 condo and townhome market is showing relatively stable prices, slightly stronger completed sales and faster selling times, despite reduced inventory and softer pending activity.

The median sale price declined 1% to $417,090, while closed sales increased 1% to 909 properties.

Active inventory fell 7% to 11,706 properties, and pending sales decreased 8% to 936 contracts.

Meanwhile, days on market declined 11%, months of inventory fell 12%, and new listings increased 3% to 2,023 properties.

Total sales dollar volume also increased 7% to approximately $724.6 million.

Together, these figures suggest a market where completed transactions have held up reasonably well, even as new contract activity has softened.

For sellers, reduced inventory and faster selling times offer encouraging conditions, but realistic pricing and effective marketing remain essential.

For buyers, the relatively stable median price and substantial selection of available properties may create opportunities to compare options and negotiate thoughtfully.

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 new listing activity causes inventory to rebuild and whether median prices remain relatively stable.

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

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