Miami, FL
Monthly housing intelligence, market trends, and trusted local expertise.
Updated: April 2026
The Miami-Fort Lauderdale-West Palm Beach market is exhibiting cooling conditions, characterized by a pending ratio of 0.25. This demand metric, combined with a notable contraction in active listings, suggests a slower absorption pace despite reduced inventory levels.
Active listings have contracted by 12.9% year-over-year, while new listings also declined by 7.2%. The median listing price has experienced a slight year-over-year decrease of 2.1%. Concurrently, the pending ratio, while showing a 5.1% year-over-year increase, remains at a low 0.25, reflecting a market where demand is not robustly outpacing supply. Median days on market increased by 6.9% year-over-year, indicating properties are taking longer to sell.
Waterfront and Brickell driving luxury inflows; insurance reshaping budgets.
Market Signals & Indicators
The current environment places less pressure on buyers due to the lower rate of absorption and increasing days on market. While inventory has declined, the low pending ratio suggests that sellers may need to exercise greater price discipline to align with prevailing demand, allowing for more protracted negotiation periods.
The significant spread between the median listing price of $499,250 and the average listing price of $1,304,944, coupled with a 5.3% year-over-year increase in average listing price despite a decrease in median price and median $/sqft, indicates some softness or shifting dynamics at the higher end of the market.
45,280 active listings represent the current floor, with new supply arriving at roughly 10,626 per month.
of active listings carry a price reduction, -4.4% from prior period.
Median price per square foot has moved -1.6% year-over-year.
Pending-to-active ratio — Cooling.
