South Florida’s real estate market has entered a critical phase. With inventory on the rise, prices adjusting, and new regulations reshaping the dynamics between supply and demand, the Miami–Fort Lauderdale region now offers ideal conditions for informed, timely, and strategic investors.
A Look at the Big Picture
Overall, we’re starting to see conditions that favor buyers. In the single-family home market, inventory has built up over the past 12 months—up to 43% in Miami and 45% in Fort Lauderdale—while sales volume has dropped between 25% and 28%. This means
more options are now available, and prices are becoming more flexible—creating better investment opportunities.
Older condos—those over 30 years old—in Miami and Fort Lauderdale are facing a complex situation. Rising maintenance and insurance costs, along with stricter regulatory requirements, have triggered special assessments ranging from $35,000 to $100,000 per unit. This has discouraged buyers and pushed inventory higher. This segment has seen a 48% increase in available listings and a 52% drop in sales volume over the past year. It’s clear that the smarter focus is now on newer properties—under 10 to 20 years—or on pre-construction projects in key areas like Edgewater, North Bay Village, Brickell, North Beach, Mid Beach, Sunny Isles, and Downtown, where strategy makes all the difference.
Edgewater
One of the most active neighborhoods this year. Inventory is low, prices are up, and sales have increased by 36%. There’s a reason international investors continue to choose this
area: the bay views, construction quality, and lifestyle. Projects like Paraiso: Gran Paraiso, One Paraiso & Paraiso Bay continue to set the standard.
North Beach and Mid Beach
If you love being near the ocean but prefer to avoid the noise of South Beach, these areas
offer strong potential. Prices have risen 30% in the past year, pointing to solid demand and a buyer profile that values peace and quality. 7200 Collins Ave, Shoma Bay, and Continuum North Bay Village are key developments to watch.
Brickell
Despite increased inventory, Brickell remains strong. Prices are up 7%, and sales are also growing. Demand here is consistent. Projects like VICEROY, set for completion in late 2025, offer both short- and long-term rental options—ideal for those looking for flexibility and solid returns. Yes, it’s luxury—but with a competitive entry point starting at $1,000 per square foot.
Downtown Miami
This area has a large number of active listings (22 months of inventory), which has led to a 13% price drop per square foot in the past year. While this may seem like a challenge, it’s actually a major opportunity for investors looking to buy below list price—especially in newly completed high-end buildings.
Sunny Isles
Still a synonym for beachfront luxury. While inventory and time on market have both increased, prices per square foot are up 9%. Units in buildings like Jade Beach—fully furnished and already rented, generating over $9,000/month—offer immediate cash flow and strong appreciation potential.
South Beach
A timeless classic. While prices have dipped slightly, sales are up 36% over the past year.
That tells us demand is still very much alive. If you’re looking for a property near the ocean, with solid returns and strong appreciation potential, South Beach remains a smart
choice.
You may be wondering… is now a good time to invest?
Yes, absolutely.
We’re in a phase of the market where well-informed buyers hold the advantage. There’s room to negotiate, opportunities to buy into premium areas at adjusted prices, and new projects with significant growth potential.
If you’re thinking about purchasing in Miami—whether for rental income, long-term appreciation, or personal use—this is the time to analyze the market carefully, choose wisely, and act decisively. Not all properties are created equal, and that’s where I come in: I
help you identify the best options based on your goals.
Want to talk about building your investment strategy in Miami?
I’m here to help—with honest, personalized guidance, fully focused on results.
Carolina Villabona
Real Estate Investments in Miami