Market Insights
Data-driven analysis on Miami's luxury real estate market. Pre-construction deep dives, neighborhood comparisons, pricing trends, and investment strategy from the ground in South Florida.
Miami's Two-Speed Market 2026: Single-Family vs Condos
Miami split in two in 2026: single-family homes at 5.7 months of supply (a seller's market) while condos sit at 13 months (a buyer's market). What the gap means for buyers and sellers.
Key Biscayne Real Estate 2026: Why the Island Market Is Tightening
Key Biscayne condo sales rose 33% in Q1 2026 while supply fell to 5.5 months and single-family medians jumped 26%. What the tightening island market means for buyers and sellers.
NYC Pied-a-Terre Tax Pushes Luxury Buyers to Miami: What It Means in 2026
A proposed NYC pied-a-terre tax on $5M-plus nonresident homes is sending wealthy buyers to Miami. What the tax does, where the money is landing, and how to make the move pay off.
Coconut Grove Luxury New Developments 2026: Four Seasons, THE WELL, and What Buyers Should Know
Coconut Grove drew about $734M in 2026 construction financing across Four Seasons, THE WELL, Vita at Grove Isle, and Mr. C. Prices, developer track records, and how the Grove compares to Brickell.
Miami's Condo Buyout Wave: Why Towers Get Demolished for New Ultra-Luxury
Developers are buying out and demolishing aging Miami condos to clear scarce waterfront sites. The Real Deal reported a ~$200M Brickell Key buyout in play. What it means for buyers and owners.
Kygo's Palm Tree Residences Miami: Music Brands Enter the Condo Boom
DJ Kygo and PMG are launching a 483-unit branded condo in Overtown, sales June 2026. Why music brands now drive Miami's branded-residence boom, and the 33% premium buyers pay.
Fisher Island Land Fight: What It Means for Luxury Buyers
A 10-acre Fisher Island land deal triggered a fight involving cruise lines and county officials. What it signals for buyers in 33109, America's priciest ZIP code.
SIRO Brickell: Kerzner's First U.S. Wellness Residences Come to Miami
Kerzner International is bringing SIRO, its wellness brand, to Brickell with 350 branded residences, 180 hotel rooms, a Fitness Lab and Recovery Lab, targeting 2030. What buyers should track.
Miami's Two-Speed Market: Condos a Buyer's Market, Houses a Seller's in 2026
Miami-Dade condos carried 12.9 months of supply in April 2026 while single-family homes held 5.4, per MIAMI REALTORS. Why Miami is two markets in one county and how buyers win on each side.
NYC Just Retook the Million-Dollar Listings Lead Over Miami. Here Is Why It Is Seasonal.
Realtor.com's April 2026 data shows New York at 11,580 million-dollar listings against Miami's 10,373, a 1,207-listing lead after months of Miami being ahead. The flip is New York's predictable spring inventory surge, not a Miami retreat. Miami's count climbed from under 4,000 in early 2022 to 11,595 by April 2025, and its $1M-plus single-family closings rose 19.83 percent year over year. What the number measures and what it does not.
Bentley Residences Miami Hits the 7th Floor: World's First Bentley Tower Goes Vertical in Sunny Isles Beach
Haute Living reported in May 2026 that Bentley Residences has gone vertical and reached the 7th floor at 18401 Collins Avenue. The 62-story, 716-foot oceanfront tower from Dezer Development and Bentley Motors holds 216 residences with in-unit sky garages reached by the patented Dezervator car elevator, from $5.8M, delivery 2028. What to verify and how it compares to St. Regis and Ritz-Carlton.
Villa Miami Reaches 37th Floor: Inside Major Food Group's First Branded Tower in Edgewater
PROFILEmiami confirmed on May 15, 2026 that Villa Miami's 56-story tower has reached the 37th floor at 710 NE 29th Street, past 65 percent of final height. Terra, One Thousand Group, and Major Food Group's 70-residence branded project is over 80 percent sold ahead of late 2027 delivery. What is still available and how it compares to Edition, Cipriani, and Aria Reserve.
Twenty Sixth & 2nd Wynwood: PMG and LNDMRK Break Ground on $126M Condo-Office-Airbnb Hybrid
PMG and LNDMRK Development broke ground on May 4, 2026 at 2600 NW 2nd Avenue after closing a $126 million construction loan from Madison Realty Capital and Siguler Guff. The 233-unit, 8-story project includes 122 deeded office suites, allows Airbnb hosting 365 days a year, and is 73 percent sold ahead of a Q2 2028 delivery.
Lilli Miami: OKO Group Unveils 53-Story Bayfront Tower in Edgewater
Vlad Doronin's OKO Group revealed Lilli on May 12, 2026: a 53-story, 117-residence bayfront condo tower at 717 NE 27th Street in Edgewater. Adrian Smith + Gordon Gill design, 636 feet tall, 12-foot ceilings, Gaggenau, marble finishes, with prices starting at approximately $1.65 million.
Kempinski Residences Miami Design District Reveals Rockwell Group Interiors for First U.S. Project
Kempinski Residences Miami Design District just released new Rockwell Group interior renderings for the brand's first U.S. residential project. DaGrosa Capital delivers 132 residences across two 20-story Arquitectonica towers at 3801-3883 Biscayne Boulevard, completion 2029.
Nobu Residences 619 Brickell: New Renderings Reveal $3M-$60M Tower Ahead of June 2026 Sales Launch
Foster + Partners and Sieger Suarez unveiled new renderings on May 1, 2026 for Nobu Residences at 619 Brickell. The 75-story, 296-unit tower from 13th Floor Investments and Key International carries a $25M longevity-spa amenity package and launches sales in June 2026 with prices from $3M to $60M.
220 Bal Bay Drive Closes at $31M Teardown: How the Looby Trust Deal Resets Bal Harbour Land Value
On May 18, 2026, a Bal Harbour waterfront teardown at 220 Bal Bay Drive closed for $31 million per The Real Deal. The 21,000-square-foot oceanfront lot last sold in the 1970s. How the Looby Trust closing resets Bal Harbour land comps and reads against Miami's broader teardown era.
1250 West Avenue South Beach: Miami Beach DRB Approves Terra's 106-Unit, 330-Foot Tower
On May 17, 2026, the Miami Beach Design Review Board unanimously approved Terra, RG Development, and GV Development's bayfront tower at 1250 West Avenue, designed by ODP Architecture. Replaces a 1964 condo. Site cost roughly $120M in September 2025. What it means for South Beach pre-construction comps.
Miami-Dade $5M+ Home Sales Up 25% in April 2026: Eighth Straight Month of Growth
Miami Realtors confirmed Miami-Dade home sales rose for the eighth consecutive month in April 2026, with $5M+ sales up 25% YoY, single-family transactions up 8.6%, and $1M+ single-family up 19.8%. What the data signals for Miami pre-construction in May 2026.
Una Residences Penthouse Sells for $17.8M: Brickell Bay Hits $2,900/Sqft in May 2026
OKO Group and Cain sold a 6,100-square-foot penthouse at Una Residences for $17.8 million, the top South Florida condo deal for the week of May 12, 2026. How the new Brickell Bay ceiling reshapes pre-construction pricing in Brickell and Edgewater.
NoMad Residences Wynwood Opens: Arts District's First Hospitality-Infused Condo
Related Group, Tricap and Sydell Group just completed NoMad Residences Wynwood at 2700 NW 2nd Avenue. 329 furnished residences, 90%+ accounted for, Casa Tua Cucina on the ground floor, NoMad rooftop. Why this reprices the entire Wynwood comp set for 2026.
Miami Luxury Condos Just Hit a $1,030/sq ft Floor: Why $1K Is the 2026 Baseline
Miami's $1M+ luxury condo segment closed 2025 at a record $1,030/sq ft, per CondoBlackBook. $1,000/sq ft is now the established floor, not the peak. Here is the bifurcation playbook for buyers, sellers, and pre-construction investors in May 2026.
Miami Now Has More Million-Dollar Listings Than New York City
Miami-Dade leads the U.S. with 10,513 active million-dollar listings, officially surpassing NYC. Seven consecutive months of sales growth, $5M+ sales up 27%, and 82% cash at $1M+. Here is what the milestone means for buyers, sellers, and pre-construction investors.
Fannie Mae and Freddie Mac Changed the Rules for Miami Condo Buyers in 2026: What You Need to Know Before August 3
Limited Review ends August 3, 2026. Reserve minimums rise to 15 percent in 2027. Miami buyers who skip warrantable status checks before making offers risk losing conventional mortgage access. Here is what every buyer needs to verify now.
Seaway North at The Surf Club: 10 Units, $386 Million in Sales, and What $7,400 Per Square Foot Tells Us About Miami's Ultra-Luxury Market
Fort Partners' Seaway North in Surfside is nearing a $400M sellout across just 10 residences. PH 10 closed at $64.5M ($7,414/sqft), a new Miami-Dade record. Here is what the full sales data means for ultra-luxury buyers in 2026.
Surf Club Surfside Penthouse Sells for $41M at $5,200 Per Square Foot: What This Record Means for Miami Luxury Buyers
Fort Partners' Seaway at The Surf Club North is approaching a $400M sellout. The most recent penthouse closed at nearly $5,200/sqft. Here is what Surfside's record pricing signals for buyers watching South Florida's ultra-luxury market in 2026.
Miami's Luxury Price Floor Just Hit $4.1 Million: What Q1 2026 Data Says About the Spring Market
Miami-Dade's luxury threshold rose 28% in 12 months to $4.1M. CEO migration from Zuckerberg, Brin, and Schultz is driving the upper tier. Seven straight months of year-over-year sales growth. Here is what the data means for pre-construction buyers this spring.
Miami-Dade Luxury Condo Transactions Jumped 15.9% in Q1 2026: What the Keyes Report Tells Pre-Construction Buyers
504 luxury condo closings in Q1 2026. Average price up 3.4% to $2.92M. South Florida $5M-plus sales up 27% year-over-year. The Keyes Q1 2026 report numbers explained for buyers evaluating Brickell and Edgewater pre-construction today.
Waldorf Astoria Miami Passes 60 Floors: What Florida's First Supertall Means for Downtown Buyers in 2026
The Waldorf Astoria Hotel and Residences Miami is rising at one floor every ten days and will top out at 1,049 feet in 2026. Here is what 387 branded residences at the tallest tower in the Southern US means for pre-construction buyers right now.
Miami Condo HOA Fees Hit $1,900/Month in 2026: What Buyers Need to Know
Miami-Dade high-rise HOA fees average over $1,900/month in 2026, up $500 year over year. Florida SB 4-D reserve mandates are driving the jump. Here is what to budget and how to check reserve fund health before you buy.
Construction Loan and Groundbreaking: What Miami Pre-Construction Buyers Must Check Before Reserving
The $126M loan and groundbreaking on Twenty Sixth & 2nd Wynwood Residences is a useful case study. Here is what each milestone means for your deposit risk, rental rules, and delivery timeline before you reserve any Miami pre-construction condo.
Miami Luxury Price Threshold Hits $4.1M in Q1 2026: What CEO Relocations Mean for Pre-Construction Buyers
Miami Realtors reported April 28 that the luxury threshold jumped from $3.2M to $4.1M in one year. Zuckerberg paid $170M, Brin $51M, Schultz $44M. Here is what those record purchases mean for buyers entering the market today.
Branded Residences Capture 78% of Miami AI Search: What the AI Luxury 50 Index Means for Pre-Construction Buyers
A 5WPR study released April 28, 2026 found branded residences appear in 78% of top-3 AI search recommendations in South Florida's ultra-luxury market. Waldorf Astoria Residences scored 97/100. Here is what it means for buyers in Brickell, Downtown, and Fisher Island.
Dubai Condo Sales Fell 30%: Why Middle Eastern Luxury Buyers Are Moving to Miami in 2026
Dubai condo sales dropped almost 30% in March 2026 after Iran launched drone strikes on Gulf states. Foreign buyers invested a record $4.4 billion in South Florida in 2025. Here is what the shift means for Brickell and Sunny Isles buyers.
Coastal Miami Luxury Condo Inventory Falls to a 3-Year Low in April 2026
Coastal Miami condo inventory dropped 13% to 3,919 listings in April 2026, the first annual decline since 2023. Condo closings rose 15% to 693. Here is what the supply squeeze means for buyers in Sunny Isles, Bal Harbour, and Key Biscayne.
MIAMI REALTORS and RWorld Merger: What 93,000 Members Means for Miami Buyers in May 2026
On April 20, the MIAMI Association of REALTORS and RWorld announced a merger effective May 11, creating the world's largest local Realtor association. Here is what changes, and what does not, for pre-construction buyers in Brickell, Edgewater, and Sunny Isles.
Miami-Dade Home Sales Rise for Seventh Consecutive Month: March 2026 Full Data Breakdown
Total sales up 6.6%, single-family up 10.6%, $5M+ properties up 27% year-over-year in March 2026. Here is what seven straight months of gains means for buyers in Brickell, Edgewater, and Sunny Isles.
72 Units, $45 Million: What Institutional Buyers at Miami Worldcenter Signal for Pre-Construction Investors
Israeli and U.S. investors paid $45M for 72 units at Adam Neumann's Flow House on April 23, 2026. Here is what the block purchase means for individual pre-construction buyers in downtown Miami.
Anantara Miami Edgewater Residences 2026: White Lotus Hotel Brand's First US Tower at 3601 Biscayne
One Thousand Group and Minor Hotels announce Anantara Miami: 50 stories, 100 branded condos, KPF architecture, Patricia Urquiola interiors. First hotel-branded tower in Edgewater, completion 2030.
Miami-Dade Home Sales Rise 7th Straight Month: What April 2026 Data Means for Buyers
Miami Realtors April 2026 data: seven consecutive months of rising sales. Luxury closings up 22%, condo inventory down 8%. What this means for pre-construction buyers right now.
Florida Condo Reserve Law 2026: What Miami Buyers Must Verify Before Closing
Older Miami towers are issuing special assessments of $30K to $75K per unit after missing Florida's reserve funding deadline. What to check, what to request, and how pre-construction compares.
World Cup 2026 Miami Real Estate: What 7 Host Matches Mean for Buyers and Investors
Miami hosts 7 FIFA World Cup matches June 15 to July 18 at Hard Rock Stadium. Short-term rental projections, neighborhood-by-neighborhood impact, pre-construction timing, and what buyers should do before June.
Miami's Most Expensive Neighborhoods in 2026: Where Luxury Buyers Are Spending $7M+
Surfside leads at $7.1M average sold price. Coral Gables logged 55 sales in 30 days. 52% of new construction purchased by international investors from 73 countries. Full Q2 2026 data breakdown.
Miami Pre-Construction Financing: Complete Mortgage & Payment Guide 2026
How to finance a Miami pre-construction condo in 2026. Deposit structures, mortgage timing, foreign national loans, portfolio lenders, bridge financing, and developer programs explained.
Tech Billionaires Are Buying Miami: What Larry Page, Sergey Brin, and Zuckerberg's Moves Mean for the Market
Google's Larry Page spent $170M+ in Coconut Grove. Brin paid $50M on Allison Island. Zuckerberg bought in Indian Creek. What these moves signal for Miami luxury real estate and pre-construction.
Mandarin Oriental Miami Imploded to Make Way for New Luxury Towers: What Buyers Need to Know
The original Mandarin Oriental on Brickell Key was imploded to clear the site for a 66-story residential tower. Swire Properties has already generated $1.3 billion in presales.
EB-5 Visa Real Estate Investment in Miami: What Investors Need to Know in 2026
How the EB-5 investor visa program connects to Miami real estate in 2026. Investment thresholds, regional centers, pre-construction alignment, FIRPTA, and processing timelines for green card investors.
Miami Pre-Construction Closing Costs: Complete Breakdown for 2026 Buyers
Complete line-by-line breakdown of Miami pre-construction closing costs in 2026. Doc stamps, title insurance, intangible tax, HOA fees, and real examples on $2M and $5M units.
Short-Term Rental Rules for Miami Luxury Condos: Building-by-Building Guide 2026
Complete guide to short-term rental rules across 23 Miami luxury pre-construction buildings. Which condos allow Airbnb, which require annual leases, and what investors need to know in 2026.
Best Pre-Construction Condos in Brickell 2026: Complete Ranking and Guide
Complete ranking of every Brickell pre-construction condo in 2026. Pricing from $500K to $4.6M+, deposit structures, price per sqft comparison, and buyer profile recommendations from a licensed Miami agent.
Best Family-Friendly Luxury Condos in Miami: 2026 Guide for Parents
Ranking Miami's top luxury pre-construction condos for families in 2026. Children's playrooms, splash pads, teen lounges, school proximity, 3-4 bedroom units, and nanny suites compared across 23 buildings.
Wynwood, Design District and Midtown: Miami's Emerging Luxury Condo Neighborhoods 2026
Why Wynwood, the Design District, and Midtown are Miami's next luxury condo frontier. Pricing 30-50% below Brickell, new developments, demographics, and investment thesis for 2026 buyers.
Brazilian Buyers Guide to Miami Real Estate 2026: Everything You Need to Know
Complete guide for Brazilian buyers investing in Miami real estate in 2026. Financing, FIRPTA, neighborhoods, pre-construction deposits, currency strategy, EB-5 visa, and which buildings attract the most Brazilian capital.
Colombian Investors in Miami Real Estate: 2026 Complete Guide
Complete guide for Colombian buyers investing in Miami real estate in 2026. Direct flights, Brickell and Doral hotspots, pre-construction deposits, wire transfers from Colombian banks, FIRPTA, tax planning, and top developments.
Foreign Buyers Spent $4.4 Billion on South Florida Real Estate in 2025
International buyers invested $4.4B in South Florida property last year, up 42% from 2024. How this capital surge is shaping pricing, demand, and opportunity across Miami's pre-construction market.
Brickell vs Edgewater vs Sunny Isles: Where to Buy Pre-Construction in 2026
Data-driven comparison of Miami's 3 hottest pre-construction markets. Pricing, inventory, lifestyle, and investment potential analyzed neighborhood by neighborhood.
619 Brickell by Nobu: Foster + Partners' 75-Story Tower Redefines Ultra-Luxury
619 Brickell brings Foster + Partners architecture and a private Nobu restaurant to Brickell's waterfront. Pricing analysis and competitive positioning.
Continuum 12000 North Miami: Wellness Residences with 150,000 SF of Amenities
Ian Bruce Eichner brings the Continuum brand to North Miami with 263 units starting $1.4M, a 150,000 sqft Mermaid Club, and 1.5 acres of underwater land rights.
Baccarat Residences Brickell Construction Update 2026: What Buyers Need to Know
Baccarat Residences Brickell is under construction with estimated early 2028 completion. Current pricing, timeline risk, amenities, and what buyers should verify before committing capital.
Mercedes-Benz Places Tower 2 Now Selling in Brickell
JDS Development launches sales for the second tower at Mercedes-Benz Places. Pricing, unit mix, amenities, and how it compares to Baccarat, Cipriani, and St. Regis.
Aria Reserve North Tower Delivers: Miami's Tallest Waterfront Twins
Aria Reserve North Tower delivers Q2 2026, completing the tallest waterfront residential twin towers in the US. Unit availability, pricing, and investor outlook.
Miami Luxury Prices Rise 12.4% in April 2026
Miami luxury real estate prices surge 12.4% YoY with 1,448 properties sold and a record $28.5M waterfront sale. Why pre-construction outperforms resale.
Brickell Hits 17 Months of Inventory: What Smart Buyers Should Know
Brickell reaches 17 months of inventory supply in 2026, creating rare buyer pricing power. How smart pre-construction buyers are capitalizing.
Why Latin American Investors Are Betting Big on Miami Pre-Construction
Latin American buyers account for 86% of $4.4B in international Miami real estate purchases. Brazil, Colombia, and Mexico lead pre-construction investment.
HB 913 Changed Everything: Pre-Construction's Regulatory Edge Over Resale
Florida's HB 913 imposes strict reserve funding and milestone inspections on older condos. Why new pre-construction developments now hold a major regulatory advantage.
St. Regis Brickell Floor Plans: Comparing 2-7 Bedroom Layouts
Complete guide to St. Regis Brickell floor plans. Compare 2-7 bedroom layouts from 2,600 to 10,000+ SF including sky villas and bayfront penthouses.
St. Regis Brickell Prices 2026: Unit Costs, Payment Plans, ROI Forecast
St. Regis Brickell 2026 pricing from $6M+. Detailed payment structure, deposit schedule, ROI projections vs competing Brickell luxury towers.
St. Regis Brickell: 5-Star Hotel Services and Exclusive Member Perks
St. Regis Brickell's 5-star hotel services: signature butler service, spa, concierge, 50th-floor sky lounge, and exclusive ownership perks.