Miami-Dade Single-Family Market Report: Q1 2026

The first quarter of 2026 told a clear story: the Miami-Dade real estate market is stabilizing, and the data points to a window that favors prepared buyers and realistic sellers alike. Here's what the numbers actually say about Miami home prices, inventory, and where things are headed.

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).

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 real estate led the area in transaction volume with 96 single-family home closings and another 58 currently under contract. The median $/SF held essentially flat at $925 (vs. $923), the most reliable indicator that Coral Gables home values are holding firm. The headline median sold price came in at $2.0M, down from $2.12M, but that shift reflects a different mix of homes trading, not depreciation. Homes moved in a median 48 days, unchanged from Q1 2025. With 208 active listings and steady buyer engagement, Coral Gables continues to offer 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 was the breakout story of Q1 2026. Sales volume surged 26.1% (46 to 58 closings) and the median sold price for single-family homes jumped 37.9% to $3.0M. Price per square foot hit $1,087, up 17.6%, the highest of any neighborhood in this report. That premium reflects waterfront proximity, walkability to the village, and newer construction commanding top dollar. Marketing times have extended to 66 days (from 29), reflecting a higher price tier where buyers are deliberate. With 131 active listings and 40 pending contracts, the Grove is showing both strong demand and healthy inventory for buyers ready to invest in one of Miami's most desirable neighborhoods.

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 home prices showed the strongest appreciation in this report. The median sold price rose 19.8% to $2.75M, and $/SF surged 20.3% to $843, confirming real value growth, not just larger homes trading. Volume increased 19.1% to 56 closings. Marketing times of 80 days are typical for this price tier, where well-capitalized buyers take their time. The 155 active Pinecrest homes for sale at a median ask of $5.39M represent one of the best selection windows for luxury single-family buyers in recent years. There are 25 homes under contract, 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 with price per square foot rising 9.2% to $771, the clearest sign of underlying appreciation in Glenvar Heights real estate. The headline median of $1.70M (down from $1.88M) shifts quarter to quarter with only 20 transactions, 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 continues to attract buyers who want space and proximity to Coral Gables at a lower entry point. It's one of the most compelling value propositions 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 delivered the largest volume surge in this report: 35 closings, up 45.8% from 24 in Q1 2025. That kind of buyer activity signals growing confidence in the area. The median sold price held near $1.37M with $/SF stable at $657, meaning more homes traded at consistent prices. Homes moved in 46 days with the seller discount holding steady at 6.2%. With 55 active listings and 16 pending contracts, South Miami's walkable streets and village feel continue to drive demand from buyers looking for single-family homes with character and location. This is a market that's found its footing and is attracting more activity, not less.

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 strongest value propositions in the south Miami-Dade corridor. Marketing times have extended to 68 days, giving buyers more time and negotiating room than they've 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. For families looking for established neighborhoods with top-rated schools, larger lots, and prices well below the Pinecrest or Coral Gables tier, Palmetto Bay offers the kind of inventory depth and value that was hard to find 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 delivered 83 closings with the fastest pace in this report. Days on market dropped to just 31 (from 42), and sellers saw the narrowest discount from ask at 5.0%, both indicators 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 seven neighborhoods. With 110 active listings and 41 under contract, absorption is healthy. For first-time single-family buyers and investors alike, Kendall's combination of value, pace, and selection is hard to beat in today's Miami real estate market.

Explore the full Kendall guide

The Bottom Line

Miami-Dade's single-family home market in Q1 2026 is healthy and active. County-wide dollar volume jumped 15.6%, luxury home sales above $1M surged over 21%, and neighborhoods like Coconut Grove and Pinecrest are posting meaningful price appreciation. The broader market is normalizing toward balance, which is good news for both buyers (more choice, less pressure) and sellers (sustained demand at realistic prices). Insurance relief and potential rate drops later this year could add further momentum heading into Q3 and Q4.

The data is clear. Whether you're buying, selling, or investing in Miami real estate, this market is offering real opportunity to those who come prepared.