South Florida Housing Market Data 2026: Prices, Inventory, and the Luxury Tier

South Florida median sale prices were flat to slightly down in April 2026 while the luxury tier climbed.

This is my live South Florida market tracker, not a one-time snapshot. I compile it for the three counties I work in every day, Miami-Dade, Broward, and Palm Beach, and I refresh it each month so the trend lines stay current rather than going stale. You will not find this exact read packaged anywhere else, it is the same market picture I walk my own clients through before they buy or sell.

One note on what this is and what it is not. These are aggregated market figures, not MLS or proprietary brokerage data, and any month with no reported value shows as "unavailable" rather than a guessed number. If you want a building-specific or unit-specific read on top of this market context, that is the conversation to have with me directly.

Explore the data: pick a metric and time range

Use the controls to switch the metric and time range. The chart and its caption update in place, no page reload.

The Luxury Tier Is Pulling Away From the Broad Market

The single clearest story in the South Florida data right now is the gap between the broad market and the luxury tier. I track a separate luxury series, the top price bucket, on a rolling three-month basis. In the Miami metro, that luxury median reached $4,957,799, up +12.8% from $4,396,028 a year earlier. Over the same window the broad Miami-Dade median was -2.3% year over year. When the top of the market rises double digits while the middle is flat to down, that is a flight to quality, and it is exactly what I see in the branded and waterfront product I track.

Key takeaway: the Miami luxury-tier median rose from $4,396,028 in April 2025 to $4,957,799 in April 2026, +12.8% year over year.

The luxury tier also moves slowly. The Miami luxury median time on market was 142 days, far longer than the broad market, because trophy and high-end inventory trades on a longer arc with fewer buyers in the queue at any moment. That is normal at the top of the market and is not a sign of weakness on its own.

County Median Prices and the Year-Over-Year Picture

Across the broad market, the three counties are clustered but not identical. As of April 2026, the Miami-Dade median sale price was $573,398 (-2.3% year over year), Broward was $458,170 (+0.7%), and Palm Beach was $523,538 (-0.3%). Broward is the most affordable of the three on a median basis, and the year-over-year movement is modest in every county, which is consistent with a market that has stopped climbing fast but has not broken.

Key takeaway: the broad Miami-Dade median moved from $586,900 in April 2025 to $573,398 in April 2026, -2.3% year over year.

Is South Florida a buyer's or seller's market right now?

The simplest read is months of supply: under 5 months favors sellers, 5 to 7 is balanced, and over 7 favors buyers. Here is where each county stands as of April 2026, using the live figure.

Rule of thumb: under 5 months of supply = seller's market, 5 to 7 = balanced, over 7 = buyer's market.

Inventory, Months of Supply, and Days on Market

Supply is the variable to watch. Months of supply measures how long it would take to sell every active listing at the current pace; six months is the rough line between a buyer's and a seller's market. As of April 2026, Miami-Dade was at 7.6 months, Broward at 6.9, and Palm Beach at 5.5. Days on market tell the same story from a different angle: Miami-Dade sat at 90 days, Broward at 81, and Palm Beach at 79.

Key takeaway: Miami-Dade had 7.6 months of supply in April 2026, Broward 6.9, and Palm Beach 5.5. Above roughly six months favors buyers.

For buyers, more months of supply and longer days on market mean more room to negotiate, especially on resale inventory in older buildings. For sellers, it means pricing correctly on day one matters more than it did during the rapid-appreciation years. The next chart shows where that pressure is already turning into price cuts.

Price Drops: Where Sellers Are Cutting

I also track the share of active listings that have cut their price. As of April 2026, 15.1% of active Miami-Dade listings had a price drop, with 2,991 drops recorded and an average cut of 4.5%. Palm Beach ran a touch higher at 19.3% of active listings. A rising price-drop share is one of the earliest signals that a market is shifting toward buyers, and it tends to lead the median-price numbers by a few months.

Key takeaway: 15.1% of active Miami-Dade listings had a price cut in April 2026, with Palm Beach near 19.3%.

County-by-County Snapshot Table

The table below is the latest single month reported for each county. Any cell shown as "unavailable" was missing in the source and has not been estimated.

Last verified June 5, 2026.

Methodology and sources

Full transparency on how I put this report together and how often it changes.

• Compiled by: LuxuryDade and Gerardo Gonzalez, Licensed Real Estate Agent at Compass. I assemble and refresh this South Florida market report myself.
• Geographies: Miami-Dade, Broward, and Palm Beach counties, plus the Miami, Fort Lauderdale, and West Palm Beach metro areas.
• Date range: Monthly series from 2012 through April 2026. Charts show the most recent 12 to 60 months.
• Luxury definition: The luxury tier is the top price bucket, reported on a rolling three-month basis.
• Update cadence: I refresh the report monthly, near the start of each month. Last verified June 5, 2026.
• Missing values: Any cell shown as "unavailable" was missing in the underlying data and has not been estimated or filled in.
• Data reference: Market figures are compiled with reference to the Redfin Data Center (redfin.com/news/data-center). These are aggregated market figures, not MLS or proprietary brokerage data.

How to Read This Data, and What It Cannot Tell You

County and metro aggregates are the right tool for understanding direction: are prices rising or falling, is supply tightening or loosening, are sellers cutting. They are the wrong tool for pricing a specific unit. A single oceanfront line in one building can move opposite to its own county in the same month. That is why I use this market context as the backdrop and then run a building-level and unit-level analysis on top of it before any client makes an offer.

The market data tells you which way the current is running. It does not tell you which unit to buy. I use the county trend to frame the decision, then the building's own reserves, sponsor, and comparable sales to make it.

Gerardo Gonzalez, Licensed Real Estate Agent at Compass

Related Reports and Guides

• Miami $5M+ Ultra-Luxury Condo Market 2026
• Q2 2026 Miami Pre-Construction Market Report
• Buyer's Guide to Miami Pre-Construction 2026
• South Florida Neighborhood Guides

Gerardo Gonzalez

Licensed Real Estate Agent at Compass | LuxuryDade