Data Analysis

Miami-Dade condo sellers cut asking prices 752 times from October 12 to 25, 2026, while 284 condos went under contract, about 2.6 cuts for every new condo contract.

Our Miami MLS feed logged 752 condo price cuts, 284 condo contracts and 809 new condo listings in Miami-Dade in the two weeks to October 25, 2026.

From October 12 through October 25, 2026, our live Miami MLS feed logged 752 price cuts on active condos in Miami-Dade County, against 284 condos that went under contract and 809 new condo listings. That is about 2.6 condo price cuts for every new condo contract. Single-family homes ran at 1.8 cuts per contract over the same 14 days, with 424 cuts and 235 contracts. The median condo cut was 3.7 percent, or $16,000. All figures are ours, computed from Miami MLS records; information is deemed reliable but not guaranteed.

This is a two-week read on condo listing activity in Miami-Dade. Our September articles on the Miami median price, days on market, closed sales and seller concessions cover the completed-month figures for all home types, and the full series sits on the Miami market data hub. This piece covers condos only.

How many Miami-Dade condos went under contract in mid-October?

Our feed recorded 284 condos moving from active to pending or active under contract between October 12 and 25, about 20.3 a day. In the seven days from October 5 to 11 it recorded 134, about 19.1 a day, so the daily condo contract pace rose about 6 percent.

Price cuts eased at the same time. Condo cuts ran at 53.7 a day in the latest window against 62.6 a day from October 5 to 11, a drop of about 14 percent. The ratio of condo cuts to condo contracts fell from 3.3 to 2.6. New condo listings rose to 57.8 a day from 52.3 a day.

Condos were 47 percent of all new listings in the two weeks to October 25, 55 percent of all price cuts and 46 percent of all new contracts in our Miami-Dade feed.

Where are the Miami-Dade condo price cuts?

The coastal and urban condo cities carry most of the activity. By city, the feed logged:

Source: Momentum Research, computed from Miami MLS records, October 12 to 25, 2026. Deemed reliable but not guaranteed. Smaller places not shown.

Sunny Isles Beach logged 4.6 condo cuts per condo contract, and Bay Harbor Islands logged 21 cuts against 2 contracts. Miami Beach was the most balanced of the large condo cities, at 2.3 cuts per contract.

By ZIP code, 33160 (Sunny Isles Beach and part of North Miami Beach) led with 99 condo cuts and 30 contracts. ZIP 33131 (Brickell) logged 71 cuts and 22 contracts, and 33132 (downtown Miami) logged 58 cuts against 9 contracts, the widest gap of any ZIP with 50 or more cuts. ZIP 33180 (Aventura) logged 56 cuts and 17 contracts, and 33139 (Miami Beach) logged 44 cuts and 27 contracts.

Recent prices for each place are on the Miami, Miami Beach, Aventura, Sunny Isles Beach, Doral, Hialeah, Bay Harbor Islands and North Miami Beach market pages.

How deep are the condo price cuts in Miami-Dade?

The median condo cut from October 12 to 25 was 3.7 percent, or $16,000. Sixty-six condo cuts reached 10 percent or more. Forty-one condo listings raised their asking price in the same window.

Condo cuts ran deeper than cuts on other home types. The median single-family cut was 2.5 percent and the median townhouse cut was 2.7 percent. The median condo that took a cut was listed at $449,000 after the change.

Which condo price ranges have the most cuts?

The middle of the condo market shows the widest gap between cuts and contracts.

Source: Momentum Research, computed from Miami MLS records, October 12 to 25, 2026. Deemed reliable but not guaranteed.

Condos under $300,000 drew 35 percent of all condo contracts. New condo listings had a median asking price of $450,000, while condos that went under contract had a median list price of $397,000. The feed also logged 295 condo closings in the window at a median price of $400,000.

What does this mean for Miami-Dade condo buyers and sellers?

For buyers, the numbers point to room on price in the $300,000 to $1 million range, where each new contract was matched by more than three price cuts. Buildings we track are listed on the Miami-Dade County condo communities page, and association dues by community are on the Miami-Dade HOA fees by community page.

For condo sellers, competition from new listings is the main factor. New condo listings outnumbered condo contracts by nearly three to one. Association costs and assessments weigh on condo pricing statewide; our Florida condo special assessments and Florida condo distress tracker pages cover those costs. Insurance budgets are on the Miami home insurance cost, Miami Beach home insurance cost and Aventura home insurance cost pages.

Condo pricing pressure is not limited to Miami. Our Destin condo price cuts report found 4.4 cuts per condo contract on the Emerald Coast in the two weeks to October 24, and our Florida condo sellers outnumber buyers analysis covers the statewide picture.

People also ask

Are Miami condo prices dropping?

Miami-Dade condo sellers cut asking prices 752 times from October 12 to 25, 2026, in our Miami MLS feed, with a median cut of 3.7 percent, or $16,000. Price cuts are changes to asking prices; completed-month sale prices are in our Miami median price article.

Is the Miami condo market slowing down?

Condo contracts in Miami-Dade held steady in mid-October 2026. Our feed recorded 284 condo contracts from October 12 to 25, about 20.3 a day, up from 19.1 a day from October 5 to 11, while daily condo price cuts fell about 14 percent.

Where are condo prices being cut most in Miami-Dade?

The city of Miami logged the most condo cuts, 357, from October 12 to 25, 2026. Sunny Isles Beach logged 4.6 cuts per condo contract, and ZIP 33132 in downtown Miami logged 58 cuts against 9 contracts.

Limitations

Counts come from the change log of our live Miami MLS feed, which records a change when our refresh sees it. A listing that changed more than once in a category within a window is counted once, and a change that happened and reversed between refreshes may be missed. Contracts are listings moving from active to pending or active under contract. The earlier window is seven days, so comparisons use daily rates, and a one-week base can move with a small number of listings. Property type comes from the listing's MLS field; co-ops are counted with condos and villas with townhouses. The feed may not carry every Miami-Dade listing. Median prices mix unit sizes, buildings and locations. Figures may be revised as the MLS updates records. This article is general information, not advice about any specific property or transaction.

Sources and links

• Momentum Research, computed from Miami MLS records (listing change log, October 5 to 25, 2026). Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS®. Information is deemed reliable but not guaranteed.
• Full monthly series and per-feed attribution: Miami market data
• Statewide condo context: Florida condo distress tracker

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.