Miami real estate: two speeds, one clear winner

The snapshot Miami’s market is moving on two tracks: luxury keeps leading, while the lower tiers cool under high rates and insurance costs. August data showed high-end condos outperforming on sales and velocity, reinforcing a year-long pattern. MIAMI REALTORS®

What’s driving it

• Cash dominance. A growing share of $1M+ purchases are cash—insulating luxury deals from rate pressure. Realtor

  
  

• Brand & new build premiums. New construction and top addresses keep commanding higher price points and faster absorption. HousingWire

  
  

• Choice at the top, caution below. Inventory is rising in several condo sub-markets, but demand is most resilient where product is design-led and move-in-ready. (Patterns echoed across recent Q2/Q3 reports.) CondoBlackBook

  
  

What it means for IPE clients

• Design is a moat. Thoughtful floorplans, materials, and indoor–outdoor living continue to separate performers from the pack.

  
  

• Liquidity favors quality. Best-in-class product remains liquid—even as broader segments slow.

  
  

• Timing matters. If you’re eyeing a 2026 move-in, aligning lot selection and permits now protects timelines and pricing.

  
  

Our takeThe story isn’t “boom or bust”—it’s barbell. At the high end, clarity wins: architecture, craftsmanship, and turnkey execution. That’s where we build.

Sources: Miami Herald: “Miami real estate is a tale of two markets — high-end condo sales lead the way” (via MIAMI REALTORS® roundup, Oct. 1, 2025); Realtor.com cash-sales analysis; HousingWire luxury pricing; Condo Blackbook Q2 market report. CondoBlackBook+3MIAMI REALTORS®+3Realtor+3