Miami-Dade County Real Estate Market Update – August 2026

Miami-Dade County Real Estate Statistics – August 2026

All Residential Properties

Miami-Dade County’s residential real estate market continued to tighten in August 2026, but buyers remained selective despite having fewer properties available than they did a year ago.

Across all residential property types, the median sale price reached $550,000, up 4% year-over-year. Active inventory declined 12% and months of supply fell 15%.

However, transaction activity softened. Closed sales declined 4%, pending sales were also down 4%, and days on market increased 10%. New listing activity was essentially unchanged from August 2025.

The countywide numbers reveal an important theme: Miami-Dade has less inventory than it did a year ago, but reduced supply has not translated into greater sales activity or faster selling times overall.

There is also a significant divide between the single-family and condo/townhome sectors — one that buyers and sellers should understand before drawing conclusions from the overall market figures.

Market Breakdown – August 2026 vs. August 2025

Median Sale Price: $550,000

📈 Up 4% year-over-year

The median sale price across Miami-Dade County’s residential market reached $550,000 in August, 4% higher than a year ago.

Both major property sectors recorded higher medians. Single-family homes reached $680,000, up 4%, while condos and townhomes reached $420,000, up 6%.

However, these figures reflect the mix of properties sold during the month and should not be interpreted as universal appreciation.

Miami-Dade County contains an exceptionally diverse range of neighborhoods, property types and price points, making local comparable sales far more relevant when determining the value of an individual property.

Closed Sales: 1,811 properties

🔻 Down 4% year-over-year

Closed residential sales declined 4% compared with August 2025.

Both major property sectors contributed to the decline.

Single-family closed sales fell 3%, while condo and townhome transactions declined 6%.

That is notable because inventory has also fallen substantially. Despite buyers having fewer properties available overall, transaction volume has not increased.

Active Inventory: 15,642 properties

🔻 Down 12% year-over-year

Active inventory declined 12%, meaning Miami-Dade County buyers had significantly fewer properties available than they did last August.

However, the underlying markets look very different.

Single-family inventory declined 19% to 4,330 homes, while condo and townhome inventory fell 9% to 11,265 properties.

That means the majority of Miami-Dade’s available residential inventory remains concentrated in the condo and townhome sector.

For buyers, what you are shopping for matters enormously when determining how much choice and negotiating leverage you actually have.

Pending Sales: 2,018 contracts

🔻 Down 4% year-over-year

Pending sales declined 4% compared with August 2025.

Single-family pending activity was unchanged, while condo and townhome pending sales declined 7%.

Because pending transactions can provide some indication of future closing activity, August’s numbers do not currently point toward a significant near-term acceleration in overall sales.

Months of Inventory

🔻 Down 15% year-over-year

Months of supply declined 15%, reinforcing the broader reduction in available inventory across Miami-Dade County.

However, the overall figure masks substantially different conditions between property types.

The single-family sector is operating with much tighter supply, while condos and townhomes continue to provide buyers with considerably more selection.

This is why countywide inventory figures should always be considered alongside property type, neighborhood and price range.

Days on Market

📈 Up 10% year-over-year

Days on market increased 10% across Miami-Dade County.

This is particularly interesting because active inventory declined 12%.

Normally, fewer available properties might be expected to encourage buyers to act more quickly. August’s figures show that this is not happening consistently across the entire residential market.

The reason becomes clearer when the two major sectors are separated.

Single-family days on market declined 22%, meaning successful listings sold considerably faster.

By contrast, condo and townhome days on market increased 30%.

The overall 10% increase therefore reflects two very different buyer experiences.

New Listings: 3,156 properties

⏸️ Essentially unchanged year-over-year

New listing activity was flat compared with August 2025.

That means there has not yet been a significant increase in fresh supply to offset the 12% year-over-year decline in active inventory.

Again, the underlying sectors moved differently.

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

If that pattern continues, the inventory picture could continue to evolve differently across Miami-Dade’s two major residential sectors.

What This Means for You

Buyers

For Miami-Dade County buyers, the most important question is not simply “What is the market doing?” but “What part of the market am I buying in?”

Single-family buyers face a significantly tighter environment. Inventory is down 19%, supply has contracted, and homes that successfully sell are moving 22% faster.

Condo and townhome buyers have a different experience. Although inventory is also lower, more than 11,000 properties remain available, closed and pending sales are down, and days on market have increased 30%.

That can provide condo buyers with more time to compare properties and potentially negotiate.

For attached properties, buyers should also investigate HOA fees, reserves, insurance, special assessments, maintenance obligations and rental restrictions before making a decision.

Sellers

Miami-Dade County sellers generally face less competition than they did a year ago, with overall active inventory down 12%.

However, reduced inventory alone does not guarantee a quick sale.

Closed and pending sales are both down 4%, while overall days on market have increased 10%.

Single-family sellers currently benefit from a tighter market and much faster selling times, while condo and townhome sellers face more competition and considerably longer marketing periods.

Pricing strategy should therefore reflect the specific property type, neighborhood, building and recent comparable sales rather than broad countywide trends.

Investors

Miami-Dade County continues to present very different conditions depending on the type of property being considered.

Single-family inventory is relatively constrained, while the condo and townhome sector provides a much larger pool of potential opportunities.

Longer condo marketing times may create opportunities for investors to negotiate, but the complete cost of ownership must be carefully evaluated.

HOA fees, assessments, reserves, insurance, financing, property taxes, maintenance costs and rental restrictions can materially change the economics of an investment.

Final Thoughts

Miami-Dade County’s August 2026 residential market is tighter than it was a year ago, but buyers remain selective and overall transaction activity has softened.

The median sale price increased 4% to $550,000, while active inventory declined 12% and months of supply fell 15%.

At the same time, closed sales declined 4%, pending sales fell 4%, and days on market increased 10%.

But those overall figures only tell part of the story.

Miami-Dade’s single-family market is considerably tighter and faster-moving, while the condo and townhome sector continues to offer buyers substantially more choice and longer decision-making time.

That divide is one of the most important factors shaping Miami-Dade real estate right now.

For buyers and sellers alike, countywide statistics provide useful context, but the specific neighborhood, property type, price range and individual listing remain critical.

As we move toward the final quarter of 2026, the key trend to watch will be whether Miami-Dade’s declining inventory begins to generate stronger transaction activity — and whether the substantial gap between the single-family and condo markets begins to narrow.

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