Press release · Miami, Miami-Dade County · October 18, 2026

Miami housing data press release, October 18, 2026

MIAMI, Fla., October 18, 2026 - 40.2% of the 2,120 single-family homes listed for sale in Miami (852 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 18, 2026. Among those 852 reduced listings, the median reduction is 4.8% (about $46K). Among the city's 4,885 condominium listings, 37.5% are asking below their original price, by a median 5.6%.

This page carries the same text, figures and charts as today's Miami press kit files, refreshed each day the data refreshes. Every figure is free to read and free to cite with attribution, with no sign-up. Dated monthly editions are kept in the press archive.

For the wider market beyond Miami, read the Miami-Dade County housing market report.

Key takeaways

40.2% of the 2,120 single-family homes listed for sale in Miami (852 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 18, 2026.
Among 4,658 active condominium listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $981, with the middle half between $601 and $1,540.
Among 318 active townhouse or villa listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $188, with the middle half between $135 and $292.

Miami price cuts and days on market, October 18, 2026

Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+00:00) Live page with today's charts: Miami price cuts and days on market. Every city: South Florida price cuts and days on market.

Headline options

40.2% of Miami houses for sale are asking less than their original list price; 37.5% of condos
Seller Blink Rate™ in Miami: 40.2% of houses list below original asking, against 40.8% across Miami-Dade County
Buying in Miami? 852 of the 2,120 houses for sale are asking below their original price, by a median $46K

Lede

Quotable

"40.2 percent of single-family homes for sale in Miami have a current asking price below their original list price; among those 852 reduced listings the median reduction is $46K."

"Among active Miami houses, the median recorded CumulativeDaysOnMarket value is 71 days and the median recorded DaysOnMarket value is 70 days. These are MLS-recorded fields, not an independently reconstructed listing history."

"At the snapshot, 34.7 percent of the 643 Miami houses under contract had a recorded asking price below their original list price; the median reduction among that group was 5.7 percent. The remainder were not recorded as below their original list price, which is not a price history. Agreed contract prices are not inferred from these asking prices."

Charts and source labels

Horizontal bar chart. Miami houses 40.2%, Miami-Dade County houses 40.8%; Miami condominiums 37.5%, Miami-Dade County condominiums 38%. Share of active listings asking below their original list price, October 18, 2026. — Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami versus Miami-Dade County, houses and condominiums, October 18, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of recorded cumulative days on market. Houses: 0-30 days 25.8%, 31-60 days 18.7%, 61-90 days 14.3%, 91-180 days 24.5%, 181+ days 16.7%. Condominiums: 0-30 days 17.6%, 31-60 days 14.2%, 61-90 days 13.3%, 91-180 days 25.6%, 181+ days 29.3%. — Active Miami houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, October 18, 2026. Shares use listings with a recorded value in that field; 41.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Download PNG

Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 38.4% (66 of 172); $500K to $1M 43.5% (524 of 1205); $1M to $2M 37.9% (149 of 393); $2M to $5M 33.6% (82 of 244); $5M and up 29.2% (31 of 106). — Share of active Miami houses asking below their original list price, by current asking-price band, October 18, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Download PNG

Downloads and methodology

Journalist package: PDF · Plain text · ZIP with charts. Method: Seller Blink Rate™ method. Current edition. A later snapshot may differ; this file describes only the date above.

Miami condominium association fees, October 18, 2026

Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+00:00) Live page with today's charts: Miami condo fees. Every city: South Florida Condo Fee Index.

Headline options

Miami condo monthly association fees have a median of $981 in the retained usable-fee sample of 4,658 listings, 23% above the five-county median
In Miami's retained usable-fee sample (4,658 listings after exclusions and percentile trimming), 48.9% have monthly-equivalent fees of $1,000 or more and 17.3% are below $500
Miami condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=2845) vs pre-1995 (n=1524), monthly median 130% higher

Lede

MIAMI, Fla., October 18, 2026 - Among 4,658 active condominium listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $981, with the middle half between $601 and $1,540, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 18, 2026. There are 4,885 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 23% above the separately trimmed five-county median of $800 and ranks 23rd among 69 published city medians.

Quotable

"The median monthly-equivalent association fee in Miami's retained usable-fee sample (n=4,658), after exclusions and percentile trimming, is $981, compared with $800 in the separately trimmed five-county sample."

"Among Miami condos in the retained usable-fee sample (n=4,658) after exclusions and percentile trimming, 48.9 percent have listed monthly-equivalent fees of $1,000 or more and 17.3 percent are below $500."

"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $1,262 for a recorded year built of 2005 or later (2845 listings) and $549 for those built before 1995 (1524 listings)."

Charts and source labels

Dot strip chart in five county lanes. Miami retained-sample median $981 a month (n=4,658); five-county median $800 (n=25,298, region-level trim). — Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, October 18, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of the retained usable-fee sample by fee band: Under $250 1.8% (82 listings); $250 to $500 15.5% (722 listings); $500 to $750 16.5% (770 listings); $750 to $1,000 17.3% (804 listings); $1,000 to $1,500 22.4% (1,043 listings); $1,500 to $2,000 12% (557 listings); $2,000 and up 14.6% (680 listings). — Monthly-equivalent association fee bands for the 4,658 active Miami condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, October 18, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of median fee by recorded decade built: 1950s $433 (25 listings); 1960s $552 (326 listings); 1970s $550 (523 listings); 1980s $580 (535 listings); 1990s $465 (173 listings); 2000s $1,200 (1287 listings); 2010s $1,380 (850 listings); 2020s $1,146 (909 listings). Recorded year built 2005 or later $1,262 (2845 listings); before 1995 $549 (1524 listings). — Median monthly-equivalent association fee by recorded YearBuilt decade among Miami condominiums in the retained usable-fee sample after exclusions and percentile trimming, October 18, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=2845; pre-1995 n=1524. Download PNG

Downloads and methodology

Journalist package: PDF · Plain text · ZIP with charts. Method: South Florida Condo Fee Index method. Current edition. A later snapshot may differ; this file describes only the date above.

Miami HOA fees on townhouses and villas, October 18, 2026

Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+00:00) Live page with today's charts: Miami HOA fees. Every city: South Florida HOA Fee Index.

Headline options

Miami townhouse or villa monthly homeowners association fees have a median of $188 in the retained usable-fee sample of 318 listings, 39% below the five-county median
In Miami's retained usable-fee sample (318 listings after exclusions and percentile trimming), 5% have monthly-equivalent fees of $500 or more and 53.8% are below $200
Miami townhouses and villas, retained usable-fee sample: recorded YearBuilt 2005+ (n=206) vs pre-1995 (n=80), monthly median about equal

Lede

MIAMI, Fla., October 18, 2026 - Among 318 active townhouse or villa listings in Miami retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly homeowners association fee is $188, with the middle half between $135 and $292, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 18, 2026. There are 377 active townhouse or villa listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 39% below the separately trimmed five-county median of $310 and ranks 33rd among 36 published city medians.

Quotable

"The median monthly-equivalent homeowners association fee in Miami's retained usable-fee sample (n=318), after exclusions and percentile trimming, is $188, compared with $310 in the separately trimmed five-county sample."

"Among Miami townhouses and villas in the retained usable-fee sample (n=318) after exclusions and percentile trimming, 5 percent have listed monthly-equivalent fees of $500 or more and 53.8 percent are below $200."

"Among the retained usable-fee listings in Miami with a recorded construction year, the median monthly-equivalent fee is $196 for a recorded year built of 2005 or later (206 listings) and $198 for those built before 1995 (80 listings)."

Charts and source labels

Dot strip chart in five county lanes. Miami retained-sample median $188 a month (n=318); five-county median $310 (n=3,620, region-level trim). — Median monthly-equivalent homeowners association fee in the retained usable-fee sample after exclusions and percentile trimming, Miami and the published comparison cities, grouped by county, October 18, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of the retained usable-fee sample by fee band: Under $100 16.7% (53 listings); $100 to $200 37.1% (118 listings); $200 to $300 21.7% (69 listings); $300 to $400 13.2% (42 listings); $400 to $600 6.3% (20 listings); $600 to $1,000 5% (16 listings); $1,000 and up 0% (0 listings). — Monthly-equivalent homeowners association fee bands for the 318 active Miami townhouse or villa listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, October 18, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of median fee by recorded decade built: 1960s count only (1 listings); 1970s $194 (32 listings); 1980s $198 (42 listings); 1990s $135 (22 listings); 2000s $149 (33 listings); 2010s $125 (31 listings); 2020s $217 (157 listings). Recorded year built 2005 or later $196 (206 listings); before 1995 $198 (80 listings). — Median monthly-equivalent homeowners association fee by recorded YearBuilt decade among Miami townhouses and villas in the retained usable-fee sample after exclusions and percentile trimming, October 18, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=206; pre-1995 n=80. Download PNG

Downloads and methodology

Journalist package: PDF · Plain text · ZIP with charts. Method: South Florida Condo and HOA Fee Index method. Current edition. A later snapshot may differ; this file describes only the date above.

How to cite this release

Attribution: PBP Real Estate analysis of BeachesMLS listing data, listings as of October 18, 2026. For a figure that must not change after publication, cite the dated file names in the downloads above or the frozen monthly edition.

Comment and licensed quotes: Gia Freer, Broker of Record (Lic. BK689801), and Grant Freer, Owner and Broker Associate, 561-395-8418 · info@pbpre.com. How figures are sourced, reviewed and corrected: editorial and corrections policy.

Every current city kit: press kits. Corrections: corrections log.

This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Listings permitted for internet display. Nothing on this page is an opinion of value about any property. Equal Housing Opportunity.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.