April 2026 delivered the first clear data signal on what most South Florida brokers have been saying anecdotally for months: the buyer pool has thinned, inventory is flooding in faster than anyone wants to absorb, and the top of the market is trading normally while the middle stalls. This report covers closings April 1 through April 22, 2026 across Miami-Dade, Broward, and Palm Beach counties — the cutoff reflects our data pull date, not a full-month number.
South Florida residential closings are tracking -16% year-over-year by volume and -1.7% by median price compared to the same three-week window in April 2025. The median closed price came in at $575,000 vs $585,000 a year ago; days-on-market rose to 91.6 days from 81.9 (+12%). Meanwhile Miami-Dade alone absorbed 3,330 new condo listings in three weeks — roughly 1,110 per week, versus the 2024 average of about 613.
| County | Closed | Median price | Median $/sqft | Avg DOM |
|---|---|---|---|---|
| Miami-Dade | 1,048 | $630,000 | $593 | 93.6 days |
| Broward | 303 | $487,500 | $350 | 85.7 days |
| Palm Beach | 120 | $430,000 | $389 | 89.8 days |
The Miami-Dade premium is real and persistent — $630K median sits 29% above Broward and 47% above Palm Beach. But that premium is being driven by single-family houses and top-tier condos; the condo middle is cracking, which is the story behind the county-level median staying steady while the segment medians diverge.
Split by property type across SFL:
This tracks what we covered in our Miami condo market analysis earlier this week: SFH is doing fine; condos are in a structural repricing driven by SB 4-D assessments, insurance cost, and frozen condo financing. April 2026's data is consistent with a 10-15% condo decline from 2024 peak concentrated in older oceanfront towers.
Who bought what, and what their buyer-agent paid to make it happen.
| # | Address | Price | Listing agent | Buyer agent |
|---|---|---|---|---|
| 1 | 84 Isla Bahia Dr, Fort Lauderdale (33316) | $34,000,000 | Chad Carroll, Compass | Brett Bass, Bass Realty |
| 2 | 1417 N Venetian Way, Miami (33139) | $27,500,000 | Dora Puig, Luxe Living | Dora Puig (dual) |
| 3 | 5515 Pine Tree Dr, Miami Beach (33140) | $23,750,000 | Kaila Mardoyan, Douglas Elliman | David Siddons, Douglas Elliman |
| 4 | 21 S Beach Rd, Jupiter Island (33455) | $23,500,000 | Sara Roosevelt, William Raveis | Sara Roosevelt (dual) |
| 5 | 9001 Collins Ave #207, Surfside (33154) | $20,500,000 | Michael Duchon, Corcoran | Dora Puig, Luxe Living |
| 6 | 641 Reinante Ave, Coral Gables (33156) | $15,600,000 | Jason Smith, KW Capital | Dennis Carvajal, Sotheby's |
| 7 | 9500 SW 61st Ct, Pinecrest (33156) | $15,500,000 | Toni Schrager, Brown Harris | Dennis Carvajal, Sotheby's |
| 8 | 8900 Bay Drive, Surfside (33154) | $14,300,000 | Jill Hertzberg, Coldwell Banker | Shneur Shapira, Brokerage SFL |
| 9 | 7600 Fisher Island Dr #7654, Miami Beach | $12,700,000 | Jill Eber, Coldwell Banker | Jill Eber (dual) |
Commercial office trade at 1095 NW Broken Sound Pkwy (Boca Raton, $12.7M) excluded — covered separately.
The seller was David MacNeil, founder of WeatherTech and one of Florida's wealthier political donors. He listed the 6-bed, 11,714 sqft waterfront estate and turned it around in roughly one quarter. At $2,903/sqft, this is a textbook Fort Lauderdale ultra-luxury waterfront trade: private deepwater access, new construction, single-owner buyer pool. The buy-side agent, Brett Bass, is one of Broward's more active ultra-luxury specialists; the listing side was Chad Carroll at Compass, who consistently shows up on Broward eight- and nine-figure trades. Our take: top of the Broward market is healthy. MacNeil's fast turnaround isn't distress — it's a billionaire rotation.
Dora Puig represented both sides. The buyer is L. Robert Elias III, managing principal of The Elias Law Firm — a Coral Gables real-estate-focused boutique. Ownership records show Elias holding title via a revocable trust ("The 1417 N Venetian Revocable Trust"), which is standard estate-planning practice for Florida high-net-worth buyers. Elias's name appears on several other South Florida residential trusts, including properties in Pinecrest and at 9149 Collins Ave in Surfside — so this is a principal-residence upgrade or estate diversification, not a flip. Our take: Venetian Islands inventory is thin, and when a walled waterfront estate trades for $27.5M via dual agency, it tells you the buyer pool is small and the market is still clearing when the right home hits.
Title went to 5515 Pine Tree Dr Development LLC, managed by David and Georges Dayan of Dayan Enterprises — Miami investors with a track record of waterfront redevelopment. The "Development" in the entity name is the tell: this was purchased as a development play, not a primary residence. Expect a teardown or substantial renovation followed by a resale in 2027-2028 at a meaningful multiple. Douglas Elliman dual-represented. Our take: developers at the top of the Mid-Beach market are voting with $23.75M — they think Miami Beach luxury valuations are closer to the floor than the ceiling over a 3-year hold.
This was a quiet off-market sale on one of Florida's most exclusive barrier islands. Sara Roosevelt of William Raveis dual-represented. At $4,226/sqft on 5,561 living sqft across a 79,000 sqft lot, the value is in the land and location, not the house itself. Our take: Jupiter Island transactions are a separate market with its own buyer list, its own appraisal logic, and effectively no public pricing comparables. When one trades, it tells you nothing about the surrounding Palm Beach County market and everything about the hyper-concentrated ultra-HNW flight to scarcity.
This is the most interesting data point of the month. The seller was the Surf 207 Recoverable Trust, which public filings tie to Jacques Nasser, former CEO of Ford Motor Company. The buyer: Michael Petillo and Natalia Mayorova. The building is the Four Seasons Residences at The Surf Club — post-2016 construction, fully SB 4-D compliant, among the most desirable oceanfront buildings north of Miami Beach. At $4,421/sqft on a 4,638 sqft four-bedroom unit, the number is at the high end of the building's recent trade range, which means compliant, top-tier Surfside condo is still trading at premium pricing even as the surrounding oceanfront condo market softens. Our take: the correction is not uniform. Buildings with compliance already done, reserves fully funded, and blue-chip operator (Four Seasons) are moving at pre-2024 comps. The 10-15% decline narrative does not apply here — and that divergence is exactly what we flagged in our condo correction analysis.
Residential sellers across SFL listed 6,671 new properties in three weeks — a pace that annualizes to ~115,000 new listings over twelve months, well above recent history. The Miami-Dade condo segment alone saw 3,330 new listings — about 1,110 per week, nearly double the 2024 pace of 613/week we documented earlier.
By county + type:
That Miami-Dade condo number is the key. When new supply is 1.6–2x the 2024 baseline and buyer pools are thinning, median prices at the middle of the market will continue to drift down through Q2 and Q3.
April 2026 lease closings across the three counties — these are executed leases, not asking rents:
| County | Leases closed | Median monthly rent |
|---|---|---|
| Miami-Dade | 1,977 | $2,800 |
| Broward | 381 | $2,500 |
| Palm Beach | 117 | $2,000 |
Rental activity is robust — Miami-Dade put through nearly 2,000 leases in three weeks — which is why price-to-rent ratios in condo-heavy zips have compressed into buy-favored territory this cycle. We covered this in detail in our South Florida buying vs renting map.
Condo buyers: this is the strongest negotiating position Miami has seen in a decade for SB 4-D-exposed buildings. Demand reserve studies, open financing contingencies, and discounts of 10-20%. For compliant new-construction buildings (Surfside, Aventura, newer Brickell towers) expect to pay near ask — the correction has not reached that segment. SFH buyers: your market is not the one in the news, and leverage is limited.
Condos in pre-1994 buildings: price realistically — 10-15% below 2023-2024 mental anchors. Sellers who anchor on 2023 comps will sit for 200+ days and sell at 15-25% off original. SFH sellers: demand is steady but buyers are slower — price at market, not above.
The best risk-adjusted return this cycle is post-compliance condo buildings: SB 4-D work done, reserves funded, no assessment overhang. Fear-driven sellers are exiting these buildings at mid-2022 pricing, financing is available, and the 12-24 month outlook is recovery as compliance overhang lifts industry-wide.
Check the mortgage affordability calculator and the property tax calculator before locking a budget. April 2026 insurance premiums and HOA fees running 20-30% above 2023 levels means the same $600K home costs 15-18% more per month to carry than it did two years ago.
Data source: Broker One proprietary MLS database, covering Miami-Dade, Broward, and Palm Beach counties via the RESO API standard. Closings: residential transactions (Single Family Residence, Condominium, Townhouse, Villa) with close date between April 1 and April 22, 2026; ClosePrice greater than $10,000 to exclude non-market transfers. Year-over-year comparisons use the same three-week window (April 1–22, 2025) for apples-to-apples. Buyer identification combined ownership-history records from our 2M-parcel database with public records (Sunbiz, deed filings) and published media coverage. Commercial transactions excluded from residential counts. Rental market: executed leases only (StandardStatus=Closed, PropertyType=Residential Lease, list price $500–$50,000/mo to exclude vacation rentals and noise).
Broker One Research is the data-journalism arm of Broker One. Every post under this byline is backed by an original SQL analysis across our proprietary datasets: 2M Florida parcels from county appraisers, 4.6M active and historical MLS listings, 6.9M Florida business entities from Sunbiz, FEMA flood zones, building permits, code violations, and Census ACS demographics. We publish our methodology — row counts, filters, date ranges — so readers can evaluate the rigor of every finding. We use median-based metrics rather than means to keep MLS data-entry outliers out of headline numbers. If you're a journalist or researcher who wants to cite our work, email research@mybrokerone.com.
