Miami Beaches & Coastal Mainland Market Report: 4Q 2025
“Miami’s fourth-quarter market made one thing clear: this is a highly selective environment. Single-family homes – especially in prime Coastal Mainland locations – are leading the market, with sales reaching a five-year high, even as overall activity moderates. In Miami Beach, home sales saw a slight annual decline but still delivered the second-strongest fourth quarter in five years, in line with pre-pandemic norms.
At the high-end of the market, luxury buyers are still active, but they know what they want and are disciplined enough to wait for quality, location, and a newer product. Looking ahead through 2026, Miami’s appeal to global buyers remains strong, but growth will be increasingly selective – driven by long-term value in waterfront and prime mainland locations.”
– Pamela Liebman, Corcoran’s President & CEO
Miami Beaches
Sales Activity
- Single-family home sales declined 5% YOY but still delivered the second-strongest fourth quarter in five years, in line with pre-pandemic norms.
- Condo closings rose 18% annually to 646 sales, the best fourth quarter since 2022. Fourth quarter condo closings also had their greatest annual percentage increase since 2021.
Pricing Trends
- Single-family pricing showed divergence: the average price fell 22%, while the median rose 20%.
- The drop in average pricing reflects fewer ultra-luxury trades above $10M, while a 60% surge in $3M–$10M sales lifted the median.
- Condo median price was $580K, declining 17% year-over-year due to a 23% increase in sales under $1M.
- The uptick in beachfront transactions also boosted sales exceeding $2,000 per square foot, pushing condo average price per square foot up 2% annually to $1,011.
Inventory
- Active listings for both condos and single-family homes rose slightly, reaching their highest fourth-quarter levels since 2020, offering buyers more choice — but still within a controlled supply environment.
Miami Coastal Mainland
Sales Activity
- The Coastal Mainland delivered one of its strongest quarters in years, with single-family sales up 9% YOY to a five-year high.
- Growth was led by Coral Gables and the Upper East Side, where demand for waterfront and estate-style homes continues to deepen.
- Condo sales were essentially flat and marked the second-weakest fourth quarter in a decade, as special assessments and aging inventory tempered buyer enthusiasm.
Pricing Trends
- Single-family pricing surged, with the average price up 51% YOY to $4.1M, driven by a 36% increase in sales above $5M.
- Three sales exceeded $30M, making this the strongest quarter at that tier since 2022.
- By contrast, condo pricing softened across the board due to reduced activity at newer developments completed within the last decade.
Inventory
- Inventory continued to build on the Mainland, with listed supply up 8% YOY for both single-family homes and condos.
- This rising inventory is beginning to give buyers more leverage, particularly in the condo market.
