Miami Real Estate & Market Clarity — April 2026 Newsletter

Hi everyone,

Before we begin, I wanted to share a brief personal note. I was away in March due to a family loss and took that time to be fully present with my loved ones. Thank you for your understanding — it truly means a lot.

I'm grateful to reconnect and share a clear, data-driven view of our market as we move deeper into 2026.

March in Brief — Momentum Confirmed

March confirmed a trend already building:

• Buyer activity increased
• Inventory stabilized
• Pricing became more strategic
• Negotiation returned

We are now clearly in a selective, intelligent market phase.

1. February Market Snapshot — What the Data Really Shows

Miami-Dade County

• Closed Sales: +4.3%
• Median Price (Single-Family): $685,000 (+4.6%)
• Condo Median Price: $410,000 (-9.9%)
• Inventory Rising Slightly

Insight: Single-family homes continue appreciating, while condos are adjusting — creating opportunities for buyers.

Broward County

• Single-Family Median: $620,000 (+1.6%)
• Condo Median: $270,000 (-1.8%)
• Inventory Decreasing

Insight: More balanced market — with tightening supply supporting prices.

Palm Beach County

• Total Sales: +9%
• Condo Sales: +11%
• Median Price (Single-Family): $675,000 (+4.3%)

Insight: Palm Beach continues strong growth — both in volume and long-term value trends.

2. What This Data REALLY Means

• Single-family homes across all 3 counties are rising
• Condos are softening → entry opportunities
• Inventory is stabilizing → healthier market
• Luxury ($1M+) remains strong with tightening supply

This isn't a market in decline. It's a market sorting itself out by segment.

3. Mortgage & Economic Insight — Stability Matters

Rates are no longer shocking the market — they are stabilizing expectations.

• Buyers are adjusting to current rate levels
• Monthly affordability matters more than rate headlines
• Financing is becoming more predictable

Official sources: Freddie Mac, Fannie Mae

Key shift: The market is now driven by logic, not urgency.

4. New Construction — A Market Within the Market

New construction is behaving very differently from resale. What the data shows:

• Nearly 50% of new construction buyers are international
• Global demand continues to increase
• Many projects are not reflected in MLS stats

Where Growth Is Happening

Miami-Dade: Edgewater, Brickell, Wynwood/Midtown, South Miami-Dade (value-driven communities) — mix of luxury towers + more accessible suburban development

Broward: Downtown Fort Lauderdale, Dania Beach, Pembroke Pines/Miramar — more price-accessible new construction options

Palm Beach: West Palm Beach (financial hub expansion), Jupiter/Palm Beach Gardens — strong luxury + increasing corporate migration

Key Insight: While luxury new construction is thriving, the real opportunity is in mid-market pricing:

• Miami-Dade condos around $400K–$600K
• Broward options around $250K–$450K
• Palm Beach condos around $300K–$500K

These segments are benefiting from price corrections, new inventory, and financing accessibility.

5. "Where the Opportunity Is Now"

• Condo buyers → better negotiating power
• New construction → flexible incentives (in some projects)
• Single-family → still competitive, especially under $800K

6. Cultural Insight — Coral Gables & Timeless Value

Coral Gables remains one of Miami's most architecturally significant areas, shaped by George Merrick in the 1920s.

Miracle Mile and the architectural details of Coral Gables reflect a timeless Mediterranean vision — one that continues to define long-term value and desirability.

Why this matters: Historic architecture often protects value better than purely trend-driven construction.

7. Miami Lifestyle — April Events & Experiences

April is one of the most enjoyable months in Miami — before summer heat, with a strong cultural calendar.

• Miami Film Festival
• Adrienne Arsht Center — Spring performances
• Pérez Art Museum Miami — New exhibitions
• Fairchild Tropical Botanic Garden — Seasonal events
• Bayfront Park — Outdoor concerts & events

April is perfect for combining outdoor lifestyle + cultural depth.

8. Did You Know?

Condo Price Trend Chart: "Condo prices adjusting after peak growth" / "Limited luxury inventory supporting stability"

Cash Buyers Infographic: "Cash continues to dominate transactions"

9. Smart Move of the Month

If you're buying in 2026: Look at condos + new construction together.

Why: One offers discount opportunities, the other offers future value positioning.

10. The True Cost of Renting

Now, let's explore an important consideration for anyone currently renting: The True Cost of Renting. Have you ever stopped to calculate how much your monthly rent adds up to over the years? Our chart below breaks it down, offering a clear picture of the long-term financial impact of renting—helping you decide whether it's time to make the move to homeownership.

11. Final Note

April is where the market becomes clear. Not loud — but precise.

This is the moment where informed decisions outperform fast ones.

If you're thinking of buying, selling, or repositioning — I'm here to guide you with clarity and strategy.

Exciting News: Now Offering Property Management Services!

I am excited to share that I am now a Certified Community Association Manager (CAM)!

What does this mean for you? If you own rental properties, condos, or an HOA, I can help with:

• Tenant management & lease coordination
• Maintenance & repairs
• HOA & budget management
• Ensuring compliance with Florida property laws

Need a property manager? Let's talk!

Thank you for reading, sharing, asking thoughtful questions, and trusting me as your resource. Miami continues to evolve — and navigating it well requires perspective, patience, and good information.

Here's to a grounded, inspired, and opportunity-filled 2026.

With appreciation and warmth,

Let's Stay in Touch

As we enter this part of the year, it's a great time to pause, refocus, and realign your goals. While headlines can sometimes create confusion, South Florida remains full of movement and opportunities—especially in specific neighborhoods and property types that continue to outperform.

Whether you're planning your next step or simply staying informed, I'm here to help you navigate this market with clarity and confidence.

Need a personalized market update or a home valuation? I'll gladly prepare one for you—just ask!

Follow me for listings, behind-the-scenes, and live market updates: LinkedIn / Facebook / Instagram / Website — 305-484-4367 - onshorerealty@gmail.com

Thank you for continuing to read, connect, and trust the insights shared here. Miami's strength lies not only in its sunshine — but in its resilience, diversity, and global relevance.

With appreciation,

Rabia Mohad Ep Roig