Published October 4, 2026 in Market Update

More homes are moving here even as prices soften in parts of the market

By Dennis Lue Yat, Broker/Owner

Real estate, Primary market

Here is the one thing that matters most if you own here right now. Demand is still showing up. The Real Estate Data Aggregator counted 4,556 homes for sale and 3,565 new listings across this market in the three months ending July 31, 2026. Buyers are still moving. The question is whether your price is meeting them where they are.

CNBC reported that inflation-adjusted home prices in Miami fell 1.6% year over year. That is the wider backdrop. But inside this market, the picture is more mixed than that one number suggests. Some ZIP codes saw prices climb. Others slipped. And sales rose in most of them.

Freddie Mac put the 30-year fixed rate at 7.28% as of October 1, 2026. Realtor.com noted that rates crossed 7% in late September for the first time since January 2025. That is the cost of money right now. It shapes what buyers can offer. It is one reason price matters more than ever.

Where sales jumped the most

The Real Estate Data Aggregator counted homes sold in the three months ending July 31, 2026, and the gains in several ZIP codes were hard to ignore. These are not small moves.

ZIP 33401 led the market. The Real Estate Data Aggregator counted 181 homes sold there, up 50.8% from the same three months in 2025. Pending sales rose 50.5% in the same period. That is buyers committing, not just browsing.

ZIP 33412 was not far behind. Sales rose 36.6% to 138 homes. Pending sales jumped 37.2%. The share of homes going under contract within two weeks of listing rose 11.9 points to 19.4%. That is a market that picked up speed.

Inventory is tighter almost everywhere

More sales happened against a backdrop of fewer homes available. The Real Estate Data Aggregator showed homes for sale falling in most ZIP codes compared with a year earlier. Less supply with more demand is a straightforward equation. But it does not always push prices up when buyers are watching their budgets.

ZIP 33463 saw available homes fall 32.9%, to 263 homes for sale. ZIP 33436 dropped 29%, to 272 homes. ZIP 33405 fell 29.1%, to just 117 homes. Tighter inventory puts sellers in a stronger position, but only if the price is right.

The National Association of Realtors reported that the national months supply of homes hit 4.9 months, the highest in over ten years. This market is running leaner than that in most ZIP codes, which is worth noting.

Prices went up in some places and slipped in others

This is where the story splits. The Real Estate Data Aggregator showed price gains and price dips sitting side by side across this market. Both are real. Neither tells the whole story on its own.

ZIP 33477 saw the biggest price gain: up 28.6% to $810,000, per the Real Estate Data Aggregator. ZIP 33418 rose 22.9% to $860,000. ZIP 33426 climbed 21.3% to $370,000. These are real gains in the data.

On the other side, ZIP 33436 slipped 8.1% to $374,750. ZIP 33410 fell 6.2% to $565,000. ZIP 33414 dropped 5.2% to $642,500. Prices dipped in those ZIP codes even as sales rose. That tells you buyers came, but they pushed back on price.

How fast homes are moving

Speed is another way to read demand. The Real Estate Data Aggregator tracked median days on market for the three months ending July 31, 2026. ZIP 33403 was the fastest, at 59 days. ZIP 33426 was close behind at 62 days, and 25 days shorter than a year ago. ZIP 33408 was the slowest at 109 days.

The share of homes going under contract within two weeks of listing is another signal. In ZIP 33414, that share rose 8.4 points to 26.2%. In ZIP 33405, it was 26.4%. In ZIP 33426, it hit 23.7%, up 8.7 points. Those numbers say some homes are finding buyers quickly when priced well.

The ultra-luxury side of the picture

CNBC reported that 194 ultra-luxury home sales of $10 million or more closed in Miami-Dade County in the first eight months of 2026. CNBC also reported that 82% of Miami condo sales valued at $1 million or more in 2025 were all-cash transactions. That segment of the market runs by its own rules. It does not tell you what a home priced at $500,000 or $700,000 will do. But it confirms that serious money is still moving in this region.

What sale-to-list ratios say about buyer leverage

Buyers are not paying full price in most ZIP codes. The Real Estate Data Aggregator showed sale-to-list ratios ranging from 94.1% in ZIP 33401 to 97.9% in ZIP 33474. That means sellers are typically accepting 2% to 6% below list. Price your home too high and that gap gets wider.

The broader context: national sales and rates

The National Association of Realtors reported that existing-home sales fell 2.0% in August 2026. But year-to-date through the first eight months of 2026, sales were still up 1.6%. The Federal Housing Finance Agency reported that U.S. house prices rose 2.1% year over year between the second quarter of 2025 and the second quarter of 2026, and 0.3% quarter over quarter from the first to second quarter of 2026.

Freddie Mac reported a 15-year fixed rate of 6.60% as of October 1, 2026. Buyers who can use a shorter loan term are paying less. That is a detail that matters when a buyer is running numbers on what they can afford to offer.