Market Brief
Sunbeam Properties has started foundations at its $1 billion Miramar Cove, while Miramar had 436 homes for sale and 132 in a contract on November 2, 2026.
Miramar ran 3.3 listings per home in contract on November 2, against 5.2 across Broward. Homes from $400,000 to $599,999 ran 2.2 to 1.
Sunbeam Properties is building the first phase of Miramar Cove, a $1 billion mixed-use project on 125 acres at 11125 Miramar Parkway with 2,874 apartments, Bisnow reported on October 18, 2026. In the surrounding for-sale market, our live BeachesMLS data showed 436 homes for sale in Miramar and 132 under contract or pending on November 2, 2026, about 3.3 listings per home in a contract. Broward County as a whole ran 5.2 to 1 (14,630 active, 2,826 in a contract). In Miramar, homes listed from $400,000 to $599,999 ran 2.2 to 1, the tightest price band. All MLS figures are ours, computed from BeachesMLS records; information is deemed reliable but not guaranteed.
This brief pairs the project news with a snapshot of the six southwest Broward cities nearest the site. Our Broward condos under contract article covered condo inventory, the Broward new-home communities roundup covered builders, and the listings pulled off the market article covered removals. Completed-month prices are in the Fort Lauderdale median price article and on the Fort Lauderdale market data hub.
What is being built at Miramar Cove?
According to Bisnow, phase one of Miramar Cove is planned to include:
| Phase one component | Planned size |
|---|---|
| Apartments | 2,874 units |
| Retail, dining and entertainment | About 400,000 sq. ft. |
| Office | 125,000 sq. ft. |
| Hotel | 185 keys |
| Man-made cove | 5.5 acres |
Source: Bisnow, October 18, 2026.
Foundation work is underway on the first two apartment buildings, and Greystar will operate the apartments. Sunbeam is paying for the $1 billion first phase with family capital rather than construction debt, and it plans to finish phase one by the end of 2028. Phase two has no set timeline or financing plan, Bisnow reported. The developers were also weighing a large movie theater in place of a planned grocery store.
The apartments are rentals, so they do not add to the for-sale count below. For scale, phase one's 2,874 apartments are more than six times the 436 homes listed for sale in Miramar on November 2.
How tight is the Miramar for-sale market?
Tighter than Broward overall, and tightest in the middle of the price range.
| Price band | Active | Under contract or pending | Listings per contract |
|---|---|---|---|
| Under $400,000 | 128 | 35 | 3.7 |
| $400,000 to $599,999 | 125 | 58 | 2.2 |
| $600,000 to $799,999 | 79 | 22 | 3.6 |
| $800,000 to $999,999 | 48 | 6 | 8.0 |
| $1 million and above | 56 | 11 | 5.1 |
| All Miramar | 436 | 132 | 3.3 |
Source: Momentum Research, computed from BeachesMLS records, live snapshot, November 2, 2026. City follows the listing address. Deemed reliable but not guaranteed.
The $400,000 to $599,999 band held 44 percent of Miramar's homes in a contract with 29 percent of its listings. Above $800,000 the count of buyers thinned: 104 listings against 17 contracts.
Which home types are selling in Miramar?
Single-family houses make up most of both supply and contracts.
| Property type | Active | In a contract | Median asking price, active | Median list price, in a contract |
|---|---|---|---|---|
| Single-family | 258 | 91 | $707,450 | $579,000 |
| Townhouse and villa | 82 | 23 | $445,950 | $389,900 |
| Condo | 95 | 18 | $270,000 | $270,000 |
Source: Momentum Research, BeachesMLS live snapshot, November 2, 2026. Deemed reliable but not guaranteed.
Houses in a contract carried a median list price about $128,000 below the median active house, so buyers were signing at the lower end of the house market. Miramar condos ran 5.3 listings per contract, against 8.3 for condos across Broward. Seven active Miramar listings were flagged as new construction, and 26 were built in 2020 or later. Among Miramar houses that reported a monthly association fee, the median was $250.
How do Miramar's neighbors compare?
Cooper City was the tightest of the six southwest Broward cities, and Southwest Ranches the loosest.
| City | Active | In a contract | Listings per contract | Median asking price | New contracts, Oct 19 to Nov 1 | Price cuts, Oct 19 to Nov 1 |
|---|---|---|---|---|---|---|
| Miramar | 436 | 132 | 3.3 | $545,000 | 32 | 72 |
| Pembroke Pines | 835 | 200 | 4.2 | $284,900 | 53 | 134 |
| Davie | 428 | 99 | 4.3 | $380,000 | 28 | 57 |
| Weston | 329 | 88 | 3.7 | $750,000 | 26 | 56 |
| Cooper City | 81 | 34 | 2.4 | $760,000 | 10 | 17 |
| Southwest Ranches | 56 | 12 | 4.7 | $2,792,500 | 5 | 5 |
| Six cities | 2,165 | 565 | 3.8 | 154 | 341 |
Source: Momentum Research, BeachesMLS live snapshot, November 2, 2026, and listing change log, October 19 to November 1, 2026. Deemed reliable but not guaranteed.
Pembroke Pines has the lowest median asking price because condos are 465 of its 835 listings. The six cities logged 341 price cuts in two weeks with a median cut of 3.1 percent, against 1,862 cuts and a 3.5 percent median across Broward. In Miramar the median cut was 2.4 percent, and six listings came back on the market from a contract. Local pages: Pembroke Pines, Davie and Weston.
What does this mean for buyers and sellers?
For buyers, Miramar homes from $400,000 to $599,999 move fastest, with 2.2 listings per contract, so well-priced houses and townhomes in that range may draw competing interest. Above $800,000 there is more room to negotiate. Compare carrying costs with the Miramar, Pembroke Pines and Weston insurance estimates and the Broward County HOA fees page. Condo buildings are listed on the Broward County condo communities page.
For sellers, Miramar's median cut of 2.4 percent was smaller than the county's, and contracts clustered below the median asking price for houses. Miramar Cove's retail, office and hotel space is scheduled for 2028, so its effect on nearby home prices cannot be measured yet.
People also ask
What is Miramar Cove?
Miramar Cove is a mixed-use project by Sunbeam Properties on 125 acres at 11125 Miramar Parkway. Bisnow reported on October 18, 2026, that phase one is planned for 2,874 apartments, about 400,000 square feet of retail, dining and entertainment, 125,000 square feet of office and a 185-key hotel, with completion targeted by the end of 2028.
How many homes are for sale in Miramar, FL?
Our BeachesMLS data showed 436 active listings in Miramar on November 2, 2026, with 132 more under contract or pending: 258 single-family houses, 82 townhouses and villas and 95 condos were active.
Is Miramar a seller's market?
It is tighter than Broward overall. Miramar ran 3.3 active listings per home in a contract on November 2, 2026, against 5.2 for Broward County, and 2.2 to 1 for homes from $400,000 to $599,999.
Limitations
MLS figures are a single live snapshot taken November 2, 2026, not monthly totals, and can differ from inventory counts in monthly reports. In a contract combines Active Under Contract and Pending. City follows the listing address, which may not match city limits. New construction follows the MLS flag, and builder sales recorded outside the MLS are not counted. Price cuts and new contracts come from our listing change log, which records a change when our refresh sees it; a listing is counted once per activity in the window. Association fees are listing-reported and may not include special assessments. Project details come from Bisnow and may change as the developer refines its plans. Figures may be revised as the MLS updates records. This article is general information, not advice about any specific property or transaction.
Sources
- Momentum Research, computed from BeachesMLS records, Broward County, live snapshot November 2, 2026, and listing change log October 19 to November 1, 2026. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed.
- Bisnow, Sunbeam's self-funded Miramar Cove, Chloe Gallivan, October 18, 2026.
- Momentum Research, South Florida Market Pulse.
- Full monthly series and per-feed attribution: Fort Lauderdale market data
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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