2025 South Florida Year-End Market Report

Miami-Dade • Broward • Palm Beach Counties

Presented by RealEstateAndrei — Empowering Buyers & Sellers with Sharp Insights, Analytics & Dynamic Marketing

South Florida continued its decade-long dominance in 2025. Despite higher interest rates and a modest rise in
inventory, the tri-county region recorded strong appreciation, booming luxury activity, and steady demand driven by
migration, corporate relocations, and cash buyers.

Below are the 10 most important, MLS-verified market stats through October 2025 for Miami-Dade, Broward,
and Palm Beach.

1. Median Single-Family Home Prices Remain Strong

• Miami-Dade: $682,000 (↑ 1.7% year-over-year)
• Broward: $611,250 (↓ 0.6% year-over-year – essentially flat)
• Palm Beach: $643,000 (↑ 3.5% year-over-year)

South Florida’s single-family segment continues to outperform the national market, with Palm Beach leading regional appreciation.

2. Condo Prices Split: Broward Softens While Palm Beach Climbs

• Miami-Dade: $400,000 (↓ 3.6% year-over-year)
• Broward: $259,000 (↓ 7.5% year-over-year – the largest dip in the region)
• Palm Beach: $315,000 (↑ 3.3% year-over-year)

Broward condos emerged as the most price-adjusted opportunity for value-focused buyers, while Palm Beach condos held firm and Miami maintained higher baseline pricing.

3. Sales Volume Increased Across All Three Counties

2025 saw a notable rebound in closed sales:

• Miami-Dade: +7% total closed sales year-over-year
• Broward: +7% total closed sales year-over-year
• Palm Beach: +12.7% total closed sales year-over-year

More buyers, more activity, and continued demand—despite tighter financial conditions.

4. Luxury ($1M+) Sales Were Red-Hot

• Miami-Dade: $1M+ sales up roughly 20% year-over-year
• Broward: $1M+ condo sales up about 6.5% year-over-year
• Palm Beach: $1M+ home sales up about 23.4% year-over-year

South Florida is on track for over 400 ultra-luxury ($10M+) sales this year—among the strongest tallies in the United States.

5. Cash Buyers Continue to Dominate

• Miami remains the #1 all-cash market in the U.S., with roughly 43% of deals closing in cash.
• Palm Beach maintains one of the highest concentrations of luxury cash purchases nationally.
• Many $1M–$5M sales close with 50%+ cash components, insulating the region from interest-rate shocks.

6. Inventory Rose, but the Market Is Not Oversupplied

Compared with last year, listing inventory increased across the board:

• Miami-Dade: approximately +19%
• Broward: approximately +22.5%
• Palm Beach: approximately +50%

Palm Beach approached a more balanced market at about 5.1 months of single-family inventory, while Miami-Dade and Broward still lean slightly undersupplied.

7. Days on Market Increased as Buyers Became More Selective

Longer marketing times signaled a shift toward a more negotiation-friendly environment:

• Palm Beach single-family median time to sale: 93 days
• Median time to contract: 51 days

Quality inventory still moves quickly, but overpricing now carries a real penalty.

8. A Decade of Price Growth Outperformed the Nation

From 2015 to 2025, appreciation has been exceptional:

• Broward single-family: up about 111%
• Palm Beach single-family: up about 126%
• Palm Beach condos: up about 122%

Long-term owners in South Florida have experienced roughly double the price growth of the typical U.S. homeowner.

9. International & Out-of-State Buyers Continue to Shape the Market

• Over the last 18 months, about 49% of new-construction, pre-construction, and condo-conversion sales
  were driven by international buyers.
• Miami ranked as a leading global financial hub and a top metro for skilled job growth, adding real economic fuel
  to housing demand.

Foreign capital and domestic migration continue to create a durable demand base for South Florida real estate.

10. Condo Financing Rules Keep the Market Cash-Heavy

• Out of roughly 2,397 condo buildings across Miami-Dade, Broward, and Palm Beach, only
  21 are FHA-approved (about 0.9%).
• Florida uniquely requires 25% down for certain limited-review condos that don’t meet reserve standards,
  compared with 10% in many other states.

These financing constraints push condos toward buyers with larger down payments or all-cash offers, limiting volatility
but reducing first-time buyer access.

What This Means Heading Into 2026

For Sellers

You are still in a strong position—especially for single-family and luxury listings. Strategically priced, well-presented
homes sell. Overpriced ones linger.

For Buyers

More inventory means better selection and more negotiation power, particularly in Broward condos and mid-tier homes where days on market are rising.

For Investors

The data favors long-term appreciation plays, value-add condos in softening submarkets, sub-$1M homes that benefit from
luxury spillover, and locations with strong migration and cash-buyer activity. South Florida remains one of the strongest
and most globally attractive real estate markets heading into 2026.

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