Miami-Dade Single-Family Market Report: Q1 2026
Single-family homes | Q1 2026 market data | Source: SE FL MLS, Miami Association of Realtors®
Q1 2026 data points to a Miami-Dade market that is stabilizing rather than accelerating in either direction. Buyers who came in prepared had room to negotiate. Sellers who priced realistically still moved their homes in reasonable time. The numbers below cover Miami home prices, inventory, and where the trend is pointing.
Jump to Neighborhood
The Macro Picture
Two national forces shaped every Miami-Dade transaction in Q1 2026.
Mortgage rates hovered between 6.2% and 6.5% through the quarter, settling at 6.46% as of early April (Freddie Mac PMMS, April 2, 2026). That's below the 7%+ peaks of late 2024, but still elevated enough to keep many sellers locked into sub-4% mortgages. The MBA projects rates near 6.4% through the rest of 2026. Fannie Mae is more optimistic, forecasting a decline to roughly 5.7% by Q4, which would meaningfully boost buyer purchasing power heading into 2027.
Florida property insurance is finally easing. Citizens Property Insurance announced premium reductions starting Spring 2026, with Miami-Dade policyholders seeing an average 14.0% cut (the statewide average is 8.7%). At least 17 private insurers have re-entered the Florida market since the 2022-2023 reforms. For buyers in our market, this translates to meaningfully lower total cost of ownership after years where insurance was the fastest-growing line item at closing.
County-level context (January 2026 data, single-family homes only): The Miami Association of Realtors® reported a median single-family home price of $699,990, up 3.7% year-over-year. Closed sales rose 2.8% to 661 transactions and total dollar volume jumped 15.6% to $936 million. Sales of Miami homes priced above $1 million surged 21.3%. Active single-family listings increased 9% to 5,433 homes, pushing months of supply to 6.4, textbook balanced-market territory. Inventory remains roughly 25% below January 2019 pre-pandemic levels, meaning the market has room to absorb additional supply. Cash sales accounted for 32.7% of transactions.
Note: county data reflects January 2026; neighborhood data below covers full Q1 (January through March).
Median Sold Price
BY NEIGHBORHOOD | Q1 2025 vs Q1 2026
Closed Sales Volume
BY NEIGHBORHOOD | Q1 2025 vs Q1 2026
Median Days on Market
BY NEIGHBORHOOD | Q1 2025 vs Q1 2026
Median Price per Square Foot
BY NEIGHBORHOOD | Q1 2025 vs Q1 2026
Neighborhood Spotlight: Single-Family Homes
All data below covers single-family homes only (no condos, townhomes, or multifamily), sourced directly from MLS closed, pending, and active records for Q1 2026 (January through March). Year-over-year comparisons use Q1 2025 closed sales from the same source.
Coral Gables
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $2,000,000 | $2,120,000 | -5.9% |
| Median $/SF | $925 | $923 | +0.2% |
| Median DOM | 48 days | 48 days | 0 days |
| Closed Sales | 96 | 98 | -2 |
Coral Gables led the area in transaction volume with 96 single-family closings and another 58 currently under contract. The median $/SF held essentially flat at $925 (vs. $923), which is the cleanest signal that Coral Gables home values are holding firm. The headline median sold price came in at $2.0M, down from $2.12M, but that reflects a different mix of homes trading, not a real decline in value. Homes moved in a median 48 days, unchanged from Q1 2025. With 208 active listings and steady buyer engagement, Coral Gables remains the deepest inventory pool in the area for buyers looking at single-family homes between $1M and $5M.
Explore the full Coral Gables guide
Coconut Grove
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $3,000,000 | $2,170,000 | +37.9% |
| Median $/SF | $1,087 | $924 | +17.6% |
| Median DOM | 66 days | 29 days | +37 days |
| Closed Sales | 58 | 46 | +12 |
Coconut Grove posted the largest jump in this report. Single-family closings climbed 26.1% (46 to 58) and the median sold price rose 37.9% to $3.0M. Price per square foot hit $1,087, up 17.6%, the highest of any neighborhood covered here. That premium reflects waterfront proximity, walkability to the village, and newer construction trading at the top of the market. Marketing times extended to 66 days (from 29), which is normal for a higher price tier where buyers move deliberately. With 131 active listings and 40 pending contracts, the Grove is carrying both strong demand and healthy inventory.
Explore the full Coconut Grove guide
Pinecrest
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $2,750,000 | $2,300,000 | +19.8% |
| Median $/SF | $843 | $701 | +20.3% |
| Median DOM | 80 days | 50 days | +30 days |
| Closed Sales | 56 | 47 | +9 |
Pinecrest posted the largest price gains of any market in this report. The median sold price rose 19.8% to $2.75M and $/SF moved up 20.3% to $843, which together confirm real value growth rather than a larger-home mix. Closings increased 19.1% to 56. The 80-day median marketing time is typical for this price tier, where well-capitalized buyers move at their own pace. The 155 active Pinecrest homes for sale at a $5.39M median ask give luxury single-family buyers one of the deeper selection windows of recent years, and 25 homes under contract are keeping absorption healthy.
Explore the full Pinecrest guide
Glenvar Heights
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $1,700,000 | $1,875,000 | -9.1% |
| Median $/SF | $771 | $706 | +9.2% |
| Median DOM | 57 days | 24 days | +33 days |
| Closed Sales | 20 | 19 | +1 |
My home neighborhood posted 20 single-family closings, and price per square foot rose 9.2% to $771. That is the cleanest signal of underlying appreciation in Glenvar Heights real estate. The headline median of $1.70M (down from $1.88M) shifts quarter to quarter at this transaction count, where a single high-end or low-end sale moves the number. Prices ranged from $745K to $6.0M, reflecting the mix of original homes and newer builds on the half-acre-plus lots that define the area. With 28 active listings and 12 under contract, Glenvar Heights keeps drawing buyers who want space and proximity to Coral Gables at a lower entry point. The value math here is hard to match anywhere else in the area.
Explore the full Glenvar Heights guide or read Is Glenvar Heights a Good Investment?
South Miami
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $1,370,000 | $1,440,000 | -4.7% |
| Median $/SF | $657 | $658 | -0.2% |
| Median DOM | 46 days | 39 days | +7 days |
| Closed Sales | 35 | 24 | +11 |
South Miami posted the largest volume increase of any market in this report. Closings rose to 35, up 45.8% from 24 in Q1 2025. The median sold price held near $1.37M with $/SF stable at $657, so more homes traded at consistent prices. Homes moved in 46 days and the seller discount stayed at 6.2%. The 55 active listings and 16 pending contracts confirm sustained buyer interest from people drawn to the village feel and walkable streets, and the broader trend points to a market gaining activity rather than losing it.
Explore the full South Miami guide
Palmetto Bay
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $1,050,000 | $1,125,000 | -6.6% |
| Median $/SF | $478 | $504 | -5.2% |
| Median DOM | 68 days | 37 days | +31 days |
| Closed Sales | 64 | 73 | -9 |
Palmetto Bay logged 64 closings with a median sold price of $1.05M. At $478/SF, single-family homes here remain one of the better value plays in the south Miami-Dade corridor. Marketing times extended to 68 days, which gives buyers more time and negotiating room than they have had in years. The 120 active Palmetto Bay homes for sale and 47 under contract (the second-highest pending count in this report) confirm sustained buyer interest. Families who want established neighborhoods with top-rated schools, larger lots, and pricing well below the Pinecrest or Coral Gables tier will find inventory depth and value here that was hard to come by during the pandemic years.
Explore the full Palmetto Bay guide
Kendall
Single-family homes | Q1 2026 vs Q1 2025 | Source: SE FL MLS
Q1 2026 vs Q1 2025 | Miami-Dade Single-Family Homes
| Metric | Q1 2026 | Q1 2025 | YoY Change |
|---|---|---|---|
| Median Sold Price | $1,010,000 | $1,050,000 | -4.0% |
| Median $/SF | $462 | $479 | -3.5% |
| Median DOM | 31 days | 42 days | -11 days |
| Closed Sales | 83 | 84 | -1 |
Kendall posted 83 closings at the fastest pace in this report. Days on market dropped to 31 (from 42) and sellers saw the narrowest discount from ask at 5.0%, both signs of strong buyer demand for Kendall single-family homes. The median sold price of $1.01M at $462/SF makes Kendall the most accessible single-family entry point across all eight neighborhoods. With 110 active listings and 41 under contract, absorption is healthy. First-time single-family buyers and investors alike will find that Kendall's combination of value, pace, and selection is hard to beat in today's Miami real estate market.
Explore the full Kendall guide
What I'm Telling My Clients Right Now
Buyers face the most favorable single-family market since before the pandemic. Selection is wider, decision timelines are longer, and there's room to negotiate price. With insurance costs dropping and rates forecast to ease later this year, total cost of ownership is trending in the buyer's favor. Read more on selling strategy to understand the competitive landscape.
Well-priced homes in desirable neighborhoods are still trading at strong numbers. Pricing correctly on day one is the key for any seller. Homes priced right are moving in 31 to 48 days across most areas. Sellers who set realistic numbers are walking away with solid outcomes.
The insurance story is the one to watch on the investment side. The Citizens rate cut (14% in Miami-Dade) and return of 17 private carriers will pull ownership costs down over the next 12-18 months, and that changes the math on rental yields. On the single-family side specifically, Kendall ($1.01M median, 31-day absorption) is the strongest volume-to-value play. South Miami ($1.37M, 46 days) is the sleeper: walkable, well-located, moving fast. Learn more about rental property investment in Miami.
The Bottom Line
The Miami-Dade single-family market in Q1 2026 is healthy and active. County-wide dollar volume jumped 15.6%, sales above $1M climbed over 21%, and neighborhoods like Coconut Grove and Pinecrest are posting meaningful price appreciation. The broader market is normalizing toward balance: buyers have more choice and less pressure, sellers have sustained demand at realistic prices. Insurance relief and potential rate drops later this year could add momentum heading into Q3 and Q4.
The data is clear. Real opportunity is on the table in this market for anyone (buyer, seller, or investor) who shows up prepared.
Sources
Miami Association of Realtors®, January 2026 Single-Family Market Report
Freddie Mac Primary Mortgage Market Survey, April 2, 2026
South East Florida Regional MLS (SE FL MLS), Q1 2025 and Q1 2026 single-family home closed sales data for Coral Gables, Pinecrest, Coconut Grove, Glenvar Heights, South Miami, Palmetto Bay, and Kendall
Office of Governor DeSantis, Insurance Rate Relief Announcement, 2026
