Miami Real Estate: Special Report

Thank you Peter Santanello for shooting an episode with me:Inside Wealthy Miami – Why Are So Many Americans Moving Here?

Thank you Wall Street Journal for using my data and quoting me in this excellent article: Million-Dollar Homes Skyrocket in Miami, as Starter Properties Go Extinct.

January has closed out in Miami. How are the markets behaving so far in 2025?

The tail of two markets continues to play out.

-> sales volume of both SFH & Condos past $2K / square foot are up year-over-year, clocking in record transaction volume for the month of January. In Jan 2019, there were ZERO SFH sales past $2K / sq ft. Things can change quickly. New product at prime locations (especially end user product) is likely in under supply.

-> the extinction of SFH below $500K continues.

Active listings (inventory) in Miami Dade < $500K in January 2025: 640. Active listings (inventory) in Miami Dade <$500K in January 2019: 4,452 We are down 86% vs. pre Covid in 2019. This is the extinction of a price point.

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Highlights:

–> New product at prime locations continues to shine: we actually don’t have enough.
Both condo and SFH transaction volume was up YOY past $1K / sq ft.
SFH past $1K /sq ft hit an all time high and is up a remarkable 631% vs. 2019 (pre Covid)

–> Despite fake, alarmist press headlines: Miami Dade overall inventory levels remain below 2019 (pre Covid) levels

–> Speaking of inventory levels, this is truly shocking: Miami Dade SFH active listings below $500K are down 800% vs. 2019 pre covid.

There are now only about 600 active SFH listings sub $500K in all of Miami Dade County.

Pre Covid in 2019, there were over 3,500.

I think the implications of this are obvious. And far reaching.