Understanding Real Estate Statuses: “Pending” vs. “Contingent” (and Why It Matters)
In real estate, when a home is listed as under contract, it means the seller has accepted an offer but the sale has not yet closed. At this stage, the property will typically be labeled as either contingent or pending. Both terms indicate the home is under contract, but they signal very different points in the transaction: contingent means certain conditions still need to be met, while pending means those conditions have been satisfied and the deal is moving toward closing. Knowing the difference between contingent and pending can help buyers and sellers better understand where a property stands in the sales process.
What Does “Pending” Mean?
In real estate lingo, when a home is listed as pending, it means:
The seller has accepted a buyer’s offer.
All contingencies—inspection, financing, appraisal, title, etc.—have been successfully satisfied.
The transaction is deep into the escrow process, with closing the only next step.
Important details:
It’s not officially sold yet, meaning there’s still a slight chance the deal could fall through.
Common reasons deals collapse even at the pending stage include financing denial, inspection issues, low appraisals, title problems, or buyer’s change of heart.
The property might remain listed for 30–60 days, although cash buyers may close sooner.
Can You Still Make an Offer?
Usually, once a house hits pending, the seller stops accepting offers unless there’s a kick-out clause or they explicitly welcome backup offers.
What Does “Contingent” Mean?
A listing marked contingent means:
The seller has accepted an offer, but one or more conditions (contingencies) must be satisfied before the sale can proceed.
Common Contingencies Include:
Mortgage contingency: Gives the buyer time to secure financing.
Inspection contingency: Allows backing out if serious issues surface during inspection.
Appraisal contingency: Protects buyers if the home’s appraised value is below the purchase price.
Title contingency: Lets buyers walk away if there are liens or title disputes.
Home sale contingency: Allows the buyer time to sell their own home first.
Contingent Listing Sub-Types:
Contingent: Continue to Show (CCS) – The seller continues showing the property and may accept offers.
Contingent: No Show – Seller stops showing, but contingencies aren’t yet cleared.
Contingent with or without Kick‑Out Clause – Kick‑out clause lets the seller stay open to better offers; without it, the buyer has more time.
Contingent: Short Sale or Probate – Specialized scenarios involving lender approval or estate settlement.
Can You Make an Offer on a Contingent House?
Yes—especially in a CCS scenario—your offer might position you favorably if the first deal doesn’t close.
Contingent vs. Pending: Side-by-Side Comparison
Status
What It Means
Buyer’s Opportunity to Enter?
Contingent
Offer accepted, but one or more conditions still must be met
Yes—especially if listing is CCS or includes a kick-out clause
Pending
All contingencies cleared, closing is in progress
Rare—only if seller is taking backups or contract allows it
FAQ: Contingent vs. Pending in Real Estate
Q: What does it mean when a home is under contract?
A home listed as under contract means the seller has accepted an offer, but the sale hasn’t closed yet. At this stage, the listing will usually be marked contingent or pending.
Q: What is the difference between contingent and pending?
Contingent means the sale depends on certain conditions being met, such as financing or inspection. Pending means those conditions are cleared and the home is moving toward closing.
Q: Can I make an offer on a contingent home?
Yes, sometimes. If the listing is marked “Contingent: Continue to Show” or has a kick-out clause, sellers may still accept backup offers.
Q: Can a pending sale still fall through?
Yes, though it’s less common. Pending sales can collapse due to financing issues, appraisal problems, or title disputes, but most make it to closing.
Miami Luxury Real Estate 2025: Cash Remains the Rule in an Ultra-High-End Market
In an article published yesterday, Realtor.com highlighted a striking reality in Miami’s upscale real estate market: cash continues to dominate luxury home transactions, especially at the highest price tiers. This pattern underscores a unique dynamic where financial flexibility—more than ever—drives market strength and seller confidence in the region.
Key Insights from Realtor.com:
All-cash transactions are now the norm in Miami’s luxury segment:
Homes priced between $1M–$5M see 53.5% cash sales.
Properties above $10M are purchased with cash nearly 59% of the time.
Ultra‑luxury condos and homes are overwhelmingly cash purchases:
Transaction volumes have soared compared to pre-pandemic levels:
Condo sales over $2,000/square foot increased 631%.
Single-family luxury sales are up a staggering 1,200%.
Miami’s luxury listings are booming:
The metro area had nearly 50,000 active listings in July, with over 20% priced at $1M or more—far above the national average of 13.8%.
Sellers are showing unusual patience:
Luxury homes linger longer—median days on market: 96.5 days, longer than in markets such as New York or Los Angeles.
Many sellers opt to delist rather than lower prices, maintaining confidence in Miami’s cash-rich buyer pool.
The role of international and cash buyers is pivotal:
High-net-worth individuals from around the world look to Miami as a safe, desirable investment—favoring speed, convenience, and privacy over financing.
Market Implications & Context
These all‑cash trends reinforce Miami’s reputation as a global luxury real estate powerhouse—especially when viewed alongside broader market dynamics:
Miami is among a handful of metros with year-over-year home price declines, yet the luxury segment remains resilient.
Delistings remain elevated, reflecting strategic pricing confidence among sellers—even amid cooling demand. Miami had 27 delistings per 100 new listings in May—one of the highest rates nationwide.
Gables Estates in Coral Gables recently overtook Beverly Hills as the most expensive U.S. neighborhood, highlighting Miami’s growing muscle in ultra‑luxury markets.
Top 5 Mainland Miami Preconstruction Condo Development Most Likely to Break $4,000 Per Square Foot
Now the question becomes: what’s next? Which upcoming developments have the potential not only to follow in One Park Grove’s footsteps, but to push values into uncharted territory above $4,000 per square foot on the resale market?
While there’s no way to know for sure (preconstruction contracts aren’t publicly recorded until closings occur), here are the Top 5 mainland Miami preconstruction condo developments most likely to break $4,000 per square foot once they deliver and resales begin.
As one of the most anticipated launches in Miami, the St. Regis Residences Brickell checks nearly every box for record-breaking resale potential. Set on a prime waterfront site with private, gated access, the project pairs a world-class location with the cachet of the St. Regis brand—long synonymous with ultra-luxury hospitality.
Brickell, Miami’s financial district, continues to attract global wealth, and this development’s combination of exclusivity, waterfront views, and brand prestige make it a strong contender to cross the $4,000 per square foot line.
Coconut Grove has quietly emerged as Miami’s hottest neighborhood, with recent sales at One Park Grove proving just how high values can climb. Enter the Four Seasons Residences Coconut Grove, set directly across from Regatta Park, Dinner Key Marina, and Biscayne Bay.
Anchored by the prestige of the Four Seasons brand, the residences deliver sweeping water views of Biscayne Bay alongside Regatta Park and the marina, all within Coconut Grove’s highly walkable setting—an ideal formula for top-dollar resales. If One Park Grove can set new records, Four Seasons Residences Coconut Grove may be the project that takes the next leap.
Brickell Key is one of the most unique enclaves in all of Miami, and The Residences at Mandarin Oriental will rise on the last remaining waterfront lot there. With unmatched exclusivity, panoramic views, and the pedigree of the Mandarin Oriental brand, this project offers buyers a rare opportunity to own in a setting that cannot be duplicated.
That combination of scarcity, branding, and location could easily propel resales into the $4,000 per square foot range, especially as international buyers continue to favor turnkey, waterfront branded residences.
While not waterfront, Waldorf Astoria Residences Miami brings something entirely different to the table: height and history. Rising 100 stories, it will be the tallest skyscraper in Miami and the first supertall tower south of New York City.
As the first Waldorf Astoria branded residences in the city, the tower will redefine Miami’s skyline and create a true architectural icon. For collectors of rare, trophy properties, its cachet could easily translate into resales well above $4,000 per square foot.
The final entry on this list is 888 Brickell by Dolce & Gabbana, a bold new development that will stand as the tallest tower in Brickell (tied in height with Waldorf Astoria) and the first branded residence by the Italian fashion powerhouse.
While not on the water, its height, branding, and ultra-luxury positioning could attract global buyers seeking something unique. In a competitive luxury market, 888 Brickell’s mix of design, fashion, and visibility make it one of the strongest contenders to cross the $4,000 per square foot mark on resales.
Final Thoughts
The mainland Miami luxury condo market has already entered a new era, with One Park Grove proving that $3,000 per square foot is not only possible but repeatable. Looking ahead, the next great milestone will be $4,000 per square foot on resales—and these five projects are best positioned to get there first:
St. Regis Residences Brickell – waterfront exclusivity, St. Regis prestige
Four Seasons Residences Coconut Grove – Grove location, Four Seasons brand
Residences at Mandarin Oriental, Miami – last Brickell Key waterfront site
Waldorf Astoria Residences Miami – Miami’s first supertall skyscraper
888 Brickell by Dolce & Gabbana – tallest in Brickell, iconic fashion brand
In a city defined by constant reinvention, it’s only a matter of time before one of these towers rewrites the record books.
Miami Leads Florida in New Apartment Construction for 2025
Miami is set to welcome the largest share of Florida’s new rental apartments in 2025, cementing its position as one of the nation’s busiest development hubs. According to RentCafe’s latest Apartment Construction Report, the Miami metro is projected to add 15,666 new apartments this year—just over one in every four new rentals in Florida (~25.2%).
Miami Takes the Lead in Florida
Florida ranks #2 in the nation for new apartment deliveries, with 62,184 units expected to open statewide in 2025. Among Florida’s metros, Miami leads the charge with 25.2% of the state’s pipeline. Within the Miami metro:
Miami proper tops the list with 5,301 units
Fort Lauderdale, Hollywood, and Hialeah follow as other major contributors
To put this into perspective, Miami alone is set to deliver more apartments than Tampa and Jacksonville combined, underscoring the region’s outsized role in Florida’s housing supply.
Miami in the National Rankings
Nationally, the U.S. expects over 500,000 new apartments to hit the market in 2025. The Miami metro ranks 7th nationwide for expected completions—building nearly as much as entire states like Washington or Tennessee.
Despite its strong showing, Miami’s pipeline is 28% smaller than 2024’s record levels, reflecting a natural cooldown after years of rapid expansion. Developers appear to be pulling back slightly as interest rates, construction costs, and shifting demand reshape the landscape.
Will More Apartments Make Renting in Miami Affordable?
The critical question for renters: will this influx of new apartments ease prices in one of the country’s most expensive rental markets?
While more supply typically helps stabilize rents, Miami’s unique dynamics complicate the picture:
High demand from domestic and international movers keeps pressure on pricing.
Luxury-focused development means many of the new apartments target higher-income tenants rather than workforce housing.
Slower pipeline compared to 2024 may limit downward pressure on rents.
That said, as thousands of units come online, renters may see more concessions—like one month free or reduced deposits—especially in highly competitive submarkets. The effect may not be a dramatic drop in rents, but rather a slight cooling of Miami’s rapid rental growth.
Key Takeaway
With just over one in four of Florida’s new rentals rising in Miami, the city remains at the forefront of the state’s housing boom. For renters, the additional supply could bring some relief—but Miami’s sky-high demand suggests affordability will remain a pressing issue well into 2025.
Urban Institute: South Florida Will Face $5.7 Billion in Annual Climate Damage by 2050
A recent Urban Institute analysis, using FEMA’s Future Risk Index, projects that extreme weather events could inflict more than $5.67 billion in annual damage by 2050 across Miami-Dade, Broward, and Palm Beach counties. These alarming projections highlight Southeast Florida’s increasing vulnerability to climate change—and signal serious consequences for residents, property markets, and the insurance industry.
County-Level Impact: What’s the Breakdown?
According to the Urban Institute’s county-level projections, Southeast Florida is set to bear some of the heaviest costs in the nation by mid-century:
Broward County: approximately $1.95 billion annually
Palm Beach County: approximately $1.88 billion annually
Miami-Dade County: approximately $1.84 billion annually
Together, these counties could face more than $5.67 billion in annual climate damage by mid-century—driven by dense population, high-value coastal property, and growing exposure.
Insurance Costs Already Soaring
Florida already experiences some of the highest homeowners’ insurance costs in the United States. According to Bankrate.com, the average annual premium in the state is $5,400, which is nearly $3,100 more than the national average—making Florida the second most expensive state for home insurance.
Dual Threat for Miami-Dade Property Owners
Miami-Dade faces a double burden: rapidly escalating climate vulnerabilities and already stratospheric insurance costs. As projected damage increases, insurers may further retrench or raise premiums, worsening affordability—especially in flood-prone coastal neighborhoods. This dynamic threatens to suppress housing demand and pressure property values in one of the country’s most lucrative real estate markets.
What This Means for Southeast Florida: Beyond the Dollar Signs
1. Rising Sea Levels & Storm Surge Risks
Miami-Dade County’s strategy forecasts 10–17 inches of sea level rise by 2040, intensifying flood risk to infrastructure and low-lying communities.
2. Economic Strain from Extreme Heat
Today, heat and humidity already shave $10 billion annually off Miami’s economic output. By 2050, these losses could double as climate impacts worsen.
3. Ecosystem Threats: Mangroves & Coastal Buffers
Mangroves—critical for mitigating storm surge and sequestering carbon—are under threat, even as their northward migration underscores shifting climate zones. Loss of these natural barriers could heighten vulnerability to storm surge damage.
4. Vulnerable Communities & Climate Displacement
Low‑income and minority communities—often residing in flood-prone areas—face disproportionate risks. Rising costs and physical damage can lead to displacement, housing instability, and gentrification pressures in neighborhoods like Little Haiti.
5. Challenges for Insurance & Financial Resilience
With premiums already high and insurers increasingly cautious, homeowners—especially in high-risk areas—may face limited coverage options, spiking costs, or policy cancellations.
Why Policymakers and Real Estate Stakeholders Should Pay Attention
Sheer Scale of Risk
Over $5.67 billion/year in potential damage is a staggering figure—one that demands serious adaptation strategies.
Equity Implications
Without deliberate, inclusive planning, vulnerable populations will be on the frontlines of climate and financial wear.
Adaptation Pays Dividends
Preemptive investment in flood protection, smart infrastructure, and resilience initiatives can mitigate costs and protect real estate value.
Only One Can Be THE One: A Tale of Two Towers
In the battle for supremacy among Miami’s most prestigious residential towers, one project has quietly set itself apart. While many assumed One Thousand Museum — the Zaha Hadid–designed icon in Park West Miami — would long be considered the benchmark for mainland Miami luxury, sales data reveals a different story. The crown belongs to One Park Grove — the OMA•Rem Koolhaas jewel in Coconut Grove — which has accomplished what no other condo on mainland Miami has: breaking $3,000 per square foot (and doing so a number of times). One Thousand Museum was completed in 2019 while One Park Grove was delivered just a year later in 2020.
One Park Grove Redefines the Market
Over the past 12 months, One Park Grove has averaged $3,354 per square foot, a figure that jumps to $3,850 per square foot over the past six months. Even more impressive? The most recent sale that achieved this record was not a penthouse, but rather a standard residence.
The Top 3 Record-Breaking Sales at One Park Grove
Residence 15A – Sold for $12.5M ($3,850 per square foot) on May 15, 2025
Penthouse A – Sold for $22.5M ($3,504 per square foot) on February 14, 2025
Residence 15A – Sold for $10.7M ($3,295 per square foot) on February 13, 2024
Together, these three sales firmly establish One Park Grove as the only condo development in mainland Miami to have crossed the $3,000 per square foot threshold—on multiple occasions.
Echo Brickell: Close, But Not Quite
The next closest challenger to crack $3,000 per square foot was the duplex penthouse at Echo Brickell, which sold in October 2024 for $33 million ($2,982 per square foot). While an extraordinary result, it ultimately fell just short of the coveted $3,000 per square foot milestone. Echo Brickell remains an important player in the luxury market, but its success highlights just how rare and difficult it is to reach this benchmark.
One Thousand Museum: Once the Bellwether, Now Falling Behind
For years, many considered One Thousand Museum the “bellwether” for pricing power in mainland Miami. Its futuristic design by the late Zaha Hadid and iconic silhouette seemed to guarantee record-setting values. Indeed, the building made headlines when David Beckham purchased the top full-floor penthouse in September 2022 for $19.5 million ($2,120 per square foot)—the first time any mainland Miami condo crossed the $2,000 per square foot threshold.
What’s surprising, however, is what’s happened since. Not only has One Thousand Museum failed to approach $3,000 per square foot, it hasn’t even come close to its prior peak. In fact:
A sale in August 2024 closed at just $940 per square foot
Over the past 12 months, five sales at the tower have averaged only $1,214 per square foot
Far from being the market leader, One Thousand Museum appears to be moving in the opposite direction.
Comparing Other Top Developments
Other ultra-luxury developments on mainland Miami are also lagging behind the astronomical numbers achieved at One Park Grove:
Elysee in Edgewater (completed in 2021) – 11 sales over the past 12 months averaging $1,168 per square foot
While impressive, these averages underscore just how far ahead One Park Grove stands in today’s market.
The Tale of Two Towers
The contrast is striking. Both One Park Grove (OMA • Rem Koolhaas) and One Thousand Museum (Zaha Hadid) were designed by world-renowned starchitects. Neither building is situated directly on the water, instead overlooking public parks. Yet their market trajectories couldn’t be more different.
One Park Grove has quietly, repeatedly achieved record-breaking pricing power.
One Thousand Museum, once considered the benchmark, has slipped to averages comparable to projects with far less architectural notoriety.
The Top 5 Sales in Mainland Miami by Price Per Square Foot
One Park Grove #15A – $12.5M ($3,850 per square foot) – May 15, 2025
One Park Grove #PHA – $22.5M ($3,504 per square foot) – February 14, 2025
One Park Grove #15A – $10.7M ($3,295 per square foot) – February 13, 2024
Echo Brickell Penthouse – $33M ($2,982 per square foot) – October 21, 2024
One Park Grove #15D – $7.2M ($2,828 per square foot) – May 17, 2024
Final Thoughts
When it comes to record-breaking condo sales in mainland Miami, only one building has repeatedly proven itself: One Park Grove. Its ability to command over $3,000 per square foot—something no other development has achieved—marks a defining moment in Miami’s luxury real estate market.
Meanwhile, One Thousand Museum, once thought to be the inevitable market leader, now finds itself playing catch-up.
In the ever-competitive landscape of Miami luxury condos, it’s clear: only one can be THE one.
Condo Hunter: “Every Building Has a Vibe”
After more than four years in development, Condo Hunter has officially launched and is now available for download on both iOS and Android. Built exclusively for the Greater Miami condo market, Condo Hunter is designed to give buyers, renters, and investors a smarter, faster, and more efficient way to search condos.
To celebrate the launch, we’re debuting a promo video titled “Every Building Has a Vibe” — highlighting how every condo community has its own personality, and how Condo Hunter makes it easier than ever to find the one that matches yours.
Watch the video below:
Key Features of the Condo Hunter App
Condo Hunter offers features you won’t find in any other real estate app, making it the most complete toolkit for navigating Miami’s dynamic condo market:
Advanced Condo Search
Search by building, neighborhood, ZIP code, address, or MLS number — then refine your results with detailed filters like price, square footage, amenities, parking, and more.
Explore 450+ Buildings and 20+ Neighborhoods
Access real-time listings (active, pending, and closed) complete with floor plans, building stats, reviews, Walk Scores, and community insights.
Virtual Reality Lounge
Tour luxury condos virtually, anytime and anywhere — perfect for out-of-town buyers or quick previews.
Condo Market Stats
Track real-time sales and rental stats by building and neighborhood, including price per square foot, months of inventory, and more.
Preconstruction Hub
Uncover South Florida’s newest condo projects with sales inventory, downloadable brochures, fact sheets, and floor plans all in one place.
Proprietary Condo Rankings
Compare buildings using Condo Hunter’s exclusive six-point ranking system, giving you an unbiased, data-driven way to evaluate developments.
Smart Alerts & Favorites
Save searches and receive notifications when properties that match your criteria become available. You can also favorite properties, buildings, or neighborhoods — and even see what’s trending with community-driven “Tribe Favs”.
Market News & Insights
Stay up to date with curated news articles from MiamiCondoInvestments.com and videos from MiamiRealEstate.TV, covering everything from preconstruction launches to pricing trends.
Why Choose Condo Hunter?
Unlike generic home search apps, Condo Hunter is built specifically for condos — the heartbeat of Miami real estate. From iconic luxury towers to waterfront neighborhoods, the app provides an unmatched level of detail and insight, making it the ultimate resource for anyone looking to buy, rent, or simply stay informed about the South Florida condo market.
Download Condo Hunter Today
Condo Hunter is available now on both iOS and Android.
Whether you’re a buyer, renter, or investor — your hunt is over!
EB-5 Investment Opportunities Now Available at ORA by Casa Tua in Brickell
ORA by Casa Tua, the highly anticipated luxury condo development in the heart of Brickell, has announced a select number of EB-5 investment opportunities for qualified foreign investors. The program provides international buyers with a unique pathway to U.S. permanent residency while investing in one of Miami’s most talked-about new projects.
What Is the EB-5 Immigrant Investor Program?
The EB-5 Immigrant Investor Program, created by the U.S. Congress in 1990, is designed to stimulate the American economy through foreign investment and job creation. By making a qualifying investment that generates at least 10 full-time jobs, foreign nationals—and their immediate family members (spouse and unmarried children under 21)—can become eligible for a U.S. green card and eventual citizenship.
Benefits of the EB-5 visa include:
Legal status in the United States
A direct path to permanent residency and U.S. citizenship
No need for visa sponsorship
Freedom to live and work anywhere in the country
Education and career opportunities for children
Investment Requirements for ORA by Casa Tua
To participate in the ORA by Casa Tua EB-5 project, investors must commit $1,050,000, with funds verified as coming from legal and lawful sources. In addition, there is a $70,000 administrative fee, legal fees ranging from $20,000 to $25,000, and a USCIS I-526 application fee of $12,160.
Key details:
Minimum investment: $1,050,000
Admin fee: $70,000
Legal fees: $20,000 to $25,000
Application fee: $12,160
Target capital return: 0.25%
Investments are placed “at risk,” as required by the EB-5 program. Should an application be denied, the capital contribution is returned, though administrative and legal fees are non-refundable.
Application Process
The EB-5 application process typically follows these steps:
Hire an immigration attorney to prepare and file the I-526 petition.
Submit the $1,050,000 investment via wire transfer to the project’s escrow account.
Await USCIS approval of the I-526 form.
Receive a conditional green card for the investor and qualifying family members.
File the I-829 petition within two years to remove conditions and secure permanent residency.
Upon completion of the investment term (typically five years), the capital is repaid.
About ORA by Casa Tua
Located at 1210 Brickell Avenue, ORA by Casa Tua is being developed by Fortune International Group and is expected to be completed in late 2028. The project will feature fully furnished studios to four-bedroom residences with flexible ownership options, elevated dining by the Casa Tua brand, a gourmet market, rooftop lounge, and a one-of-a-kind sky park at the center of the building.
With its blend of soulful dining, wellness, and design, ORA by Casa Tua promises to be a first-of-its-kind lifestyle destination in Miami’s Brickell neighborhood.
Final Thoughts
For international investors seeking both a U.S. immigration pathway and a stake in Miami’s booming real estate market, ORA by Casa Tua’s EB-5 investment offering presents a rare opportunity. With its prime location, world-renowned branding, and strong development team, ORA is positioned to become one of Brickell’s most iconic residential projects.
Miami Condo Market Slips Further in July 2025 as Sales Plunge
The Miami-Dade condominium market continued its downward slide in July 2025, highlighting the challenges facing sellers and the growing leverage of buyers. Total existing condo sales dropped a whopping 17.3% year-over-year, falling from 1,114 closings in July 2024 to 921 in July 2025. Meanwhile, condo inventory rose 31.34%, climbing from 9,775 to 12,838 active listings during the same period. The months of supply for existing condominiums now stands at 14.1 months, signaling a strong buyer’s market across most price points.
Local Economic Impact Drops by $43.86 Million
Beyond the raw sales numbers, the downturn in Miami’s housing market—especially condos—also had a significant impact on the broader local economy. According to the National Association of Realtors, each residential real estate transaction generates approximately $129,000 in local economic impact. This figure includes money spent on real estate commissions, mortgage lending, title services, inspections, appraisals, remodeling, furniture, and additional consumer spending associated with moving.
In total, 340 fewer homes (houses + condos) were sold in July 2025 compared to July 2024 (2,122 vs. 1,782 total transactions). Multiplying that drop by the estimated $129,000 in economic output per home yields a $43,860,000 decline in local economic impact—a significant hit to Miami’s real estate–related industries and small businesses.
This sharp decline underscores how a housing market slowdown doesn’t just affect buyers and sellers—it ripples through the entire local economy, touching contractors, movers, interior designers, lenders, and countless others whose livelihoods are tied to property transactions.
Buyers in Control, Sellers Under Pressure
With over a year’s worth of supply and weakening demand, buyers are firmly in the driver’s seat. The elevated inventory provides ample room to shop, negotiate, and secure concessions. Meanwhile, sellers—especially those listing older or overpriced condos—face intense competition and must price aggressively to stand out.
Glimmers of Optimism: Rate Cuts on the Horizon?
Despite the sobering sales and inventory numbers, there is renewed optimism that market conditions could improve soon. Analysts now project a high likelihood—roughly 88%—that the Federal Reserve will cut interest rates at its next meeting in September. If that cut materializes, it could bring down mortgage rates, boost buyer confidence, and help absorb some of the excess condo inventory across Miami-Dade.
Lower borrowing costs could reignite interest among first-time and move-up buyers alike, especially those who were previously sidelined by affordability concerns or stricter lending standards for certain buildings.
Bottom Line:
The Miami condo market in July 2025 showed signs of further deterioration, with double-digit sales declines, rising inventory, and a staggering $43.86 million drop in local economic activity. But with a likely Fed rate cut on the near horizon, the market could get a much-needed jolt in the months ahead—offering hope to both buyers and sellers navigating this shifting landscape.
