Mortgage Rates Fall to 10-Month Low, Creating a Window of Opportunity for Buyers and Refinancers

Mortgage rates have hit a 10-month low, presenting a timely opportunity for both prospective homebuyers and homeowners looking to refinance. Yesterday, the average 30-year fixed mortgage rate dropped to 6.57%, the lowest since October 2024. This decline was largely driven by a weaker-than-expected July jobs report, which sparked investor demand for 10-year Treasury bonds—lowering yields and, in turn, pulling mortgage rates down.

For buyers, this drop in rates translates directly into increased purchasing power. According to Redfin, a homebuyer with a $3,000 monthly mortgage budget can now afford a home priced about $20,000 higher than what they could afford back in May, when rates peaked around 7.08%. The reduction may also offer much-needed relief in a housing market still dealing with high prices; the median U.S. home price was $435,300 in June. With the combination of lower borrowing costs and high listing prices, this shift provides rare leverage for motivated buyers.

Refinancers also stand to benefit. Homeowners with mortgages locked in at over 7% could save around $200 per month on a $300,000 loan by refinancing at today’s lower rates. This is especially compelling for those who bought or refinanced during last year’s rate spikes. Industry experts are encouraging homeowners to run the numbers and explore refinancing options while this rate window remains open.

The drop in mortgage rates is mainly tied to macroeconomic factors. The disappointing July jobs data made investors nervous about the strength of the labor market, prompting a flight to safety via government bonds. When Treasury yields fall, mortgage rates tend to follow. According to Mortgage News Daily, lenders are now pricing loans at the lower end of the range seen since October 2024, signaling a stable environment for locking in favorable terms.

Despite this reprieve, long-term affordability challenges persist. While rates are down, home prices remain historically high, and the Federal Reserve has not signaled any aggressive policy changes that would bring mortgage rates below 6% in the near term. Most economists expect rates to remain in the 6% to 7% range for the rest of 2025. That makes this current dip a potentially brief window of opportunity—particularly for those who are ready and able to act.

In summary, with mortgage rates now sitting at their lowest point in 10 months, buyers and refinancers alike have a rare chance to improve their financial footing. Whether it’s stretching your homebuying budget or cutting your monthly payments through a refinance, acting now could lock in meaningful savings before rates rebound. As always, consult with a trusted mortgage advisor and run the numbers to determine what’s right for your situation.

Coming Soon: Condo Hunter Mobile App Launching August 11th on iOS & Android

After more than 4.5 years of development, the highly anticipated Condo Hunter mobile app is officially set to launch on August 11, 2025. Designed specifically for South Florida’s fast-paced and complex condo market, Condo Hunter brings a new level of power, precision, and personalization to the home search experience.

Whether you’re a buyer, renter, investor, or simply curious about the market, Condo Hunter offers a robust, user-friendly platform packed with features that make navigating South Florida’s condo landscape easier than ever before.

Below is a detailed look at the features that make Condo Hunter the most advanced mobile app of its kind:

Advanced Condo Search Engine

Condo Hunter’s property search tool offers one of the most comprehensive and flexible search experiences in the market. Users can search by:

• Multiple buildings, neighborhoods, zip codes, MLS numbers, or specific addresses
• Custom filters including price range, number of bedrooms/bathrooms, square footage, furnished/unfurnished, unit view (e.g., ocean, bay, city), waterfront type, flooring type, amenities, and number of parking spaces

This level of detail allows users to pinpoint exactly what they want and filter out what they don’t — no more wasted time scrolling through irrelevant listings.

Virtual Reality Lounge

The app features a dedicated Virtual Reality Lounge, where users can explore luxury condo units through high-quality, immersive virtual tours. This feature is especially valuable for out-of-town buyers, providing a convenient way to view multiple properties without needing to step foot inside them — all from your phone.

️ Database of 450+ Condo Buildings

The app provides rich data on over 450 condo buildings across South Florida, including:

• Available, pending, and closed listings for both sales and rentals
• Floor plans, building reviews, market stats, media galleries, and Walk Scores

Whether you’re researching a building before making an offer or just curious about price trends, this centralized resource is a major time-saver.

Insights for Over 20 South Florida Neighborhoods

Condo Hunter goes beyond buildings — it covers 24 of South Florida’s most prominent neighborhoods, offering:

• Listings (active, pending, closed)
• Neighborhood stats, market trends, reviews, and Walk Scores

Whether you’re comparing Brickell to Edgewater or Sunny Isles to South Beach, you’ll have side-by-side context at your fingertips.

️ Preconstruction Hub with Downloadable Marketing Materials

For those interested in new developments, Condo Hunter offers a dedicated Preconstruction Condo Hub, which includes:

• Active sales listings
• Floor plans and site plan
• A Dropbox-style download system that allows users to save and share fact sheets, brochures, pricing sheets, and more

This makes Condo Hunter an essential tool for buyers and agents seeking access to the latest inventory and marketing collateral for preconstruction condos.

️ Saved Searches + Real-Time Alerts

Stay ahead of the market with the ability to save custom property searches and receive push notifications and email alerts whenever matching listings hit the market or change status. This feature is especially powerful for users tracking high-demand buildings or neighborhoods.

Condo Rankings

Condo Hunter introduces a first-of-its-kind Condo Rankings system — a proprietary, data-driven tool that provides an unbiased, quantitative evaluation of condo buildings. The rankings are based on a six-point framework, helping users compare buildings based on objective criteria, not just marketing hype.

❤️ Favoriting + “Tribe Favs”

Users can easily favorite properties, buildings, and neighborhoods, making it easy to track top choices. Plus, a unique feature called “Tribe Favs” shows what others in the Condo Hunter community are favoriting — giving users real-time insight into what’s trending or in demand.

News & Video Content

The app also includes an integrated news feed, with articles and videos covering:

• New development launches
• Market trends and analysis
• Real estate tips and commentary
• Neighborhood spotlights and more

Stay informed and empowered as a buyer, renter, or investor — all without leaving the app.

Final Thoughts

The launch of Condo Hunter will mark a new era in the way people search for condos in South Florida. With its rich data, intelligent features, and user-first design, the app was built to save time, deliver clarity, and empower smart decisions in a market that’s constantly evolving.

Whether you’re looking to buy, rent, invest, or just keep tabs on the market, Condo Hunter puts the entire South Florida condo scene in the palm of your hand.

Available August 11th in the App Store and Google Play.

HueHub to Deliver 4,032 Fully Furnished Residences in West Little River, Offering a New Standard for Attainable Housing in Miami

A new residential community called HueHub is taking shape in West Little River, promising to reimagine what attainable housing can look like in Miami-Dade County. Designed around the concept of “Thoughtful Living,” HueHub aims to deliver a lifestyle centered on convenience, connection, and community.

According to the developer’s official release, HueHub will feature 4,032 fully furnished residential units across seven 35-story towers. The project spans a 12-acre campus at 8395 NW 27th Avenue and is expected to offer studio, one-bedroom, and two-bedroom residences. Rents are projected to start from $1,302/month for studios, $1,598 for one-bedrooms, and $1,903 for two-bedrooms, with leasing scheduled to begin in December 2025.

Fully Furnished Living with Smart Features

Each residence at HueHub comes fully furnished and includes a suite of high-quality design features:

• Energy Star appliances (including stove, fridge, microwave/oven, washer/dryer)
• Quartz countertops and backsplashes
• Modern cabinetry with soft-close technology
• Designer LED lighting and fixtures
• Exposed concrete ceilings and oak LVP flooring
• Smart lock doors
• Private balconies and floor-to-ceiling impact windows

These open-concept layouts are available in three formats: studio, one-bedroom, and two-bedroom, all designed to support both daily living and long-term comfort.

Community-Centered Amenities—All Included in Rent

HueHub is being marketed as more than a place to live—it’s a self-contained ecosystem designed to meet a broad range of needs. All amenities are included in the monthly rent.

Notable community features include:

• Coworking lounge, podcasting studio, café, and juice bar
• Fitness hub with gym, boxing, CrossFit, spinning, and outdoor fitness
• Two pools, including a lap pool and pool bar, plus a sun deck
• Pickleball courts, dog park, game room, and outdoor child play area
• Charter school, childcare center, and learning center
• Art gallery, library, social kitchen, and social lounge

On-Site Health & Daily Services

HueHub will also integrate everyday conveniences to streamline modern living. Services include:

• On-site urgent care and wellness clinic
• EV charging stations
• Laundry and tailoring services
• Massage therapy, pet care, catering, car wash
• Shuttle service to nearby Metrorail stations

Strategically Located in West Little River

HueHub is located in West Little River, a Miami neighborhood with increasing accessibility. The development will sit just 150 feet from a planned Metrorail station as part of the North Corridor rapid transit expansion, enhancing mobility and connectivity throughout the metro area. The site is also within minutes of:

• Miami International Airport (10 min)
• Brickell, Wynwood, Coral Gables, Design District, and Miami Beach (12–20 min)
• Nearby parks, including Amelia Earhart Park and Oleta River State Park
• Educational institutions, such as FIU, Miami Dade College, and University of Miami’s medical school
• Cultural and sports venues, including Pérez Art Museum Miami, Adrienne Arsht Center, Kaseya Center, and Hard Rock Stadium

A Walkable Hub for Daily Life

HueHub will also offer street-level retail and dining, including:

• Neighborhood cafés and juice bars
• Beauty salons, corner stores, and everyday conveniences
• A farmers market and flexible commercial spaces

These retail components are designed to stitch the community together and foster interaction between residents and neighbors.

Leasing is expected to begin in December 2025.
For more information or to join the interest list, visit thehuehub.us.

Miami Home Prices Down 18% Since Peak, Realtor.com Reports

According to a new housing report released today by Realtor.com, Miami stands out as one of the U.S. metros experiencing the steepest year-over-year declines in home prices. The national real estate platform analyzed data from the 50 largest metropolitan areas in the country and found that while home prices across the U.S. remain relatively stable overall, regional disparities are growing wider. Miami, in particular, has seen a significant pullback, with its median list price dropping nearly 18% since peaking in July 2022. This marks one of the largest three-year price corrections among all major U.S. housing markets.

In July 2025, Miami’s real estate market continued to soften, with homes taking longer to sell and more sellers adjusting their expectations. The report notes that properties in Miami are now sitting on the market an average of 16 days longer compared to this time last year, reflecting a shift in supply-demand dynamics. While the national median list price held steady year-over-year, Miami saw a sharp decline, driven by waning buyer urgency, rising insurance premiums, and lingering affordability challenges. Additionally, the percentage of homes with price reductions increased nationwide, with 20.6% of active listings featuring a cut in July. This trend is especially pronounced in the South and West, where cities like Miami, Austin, Tampa, and Phoenix continue to recalibrate from their pandemic-era highs.

One notable factor behind Miami’s price correction is the growing pressure on the condo segment. Condominiums represent a large portion of Miami’s housing inventory, particularly in the urban core and waterfront neighborhoods. Rising insurance costs, heightened HOA dues, and new regulatory changes affecting older buildings have all contributed to weakening demand in this category. As a result, many condo sellers are either reducing their prices or choosing to temporarily delist their properties. According to Realtor.com’s data, delistings have surged 47% year-over-year nationwide as sellers in slower markets pull back, unwilling to compromise on pricing in a changing environment.

For prospective buyers in Miami, the current market presents a window of opportunity. Inventory levels have returned to or exceeded pre-pandemic levels in many parts of the metro, giving buyers more choices and stronger negotiating power. This environment is particularly advantageous for those willing to act while prices remain soft and competition is muted. On the flip side, sellers who remain anchored to 2022 pricing may struggle to attract offers unless they adjust to today’s market realities. In some cases, sellers are opting to withdraw their listings and wait for a potential market rebound in the future.

In summary, Miami remains one of the most closely watched housing markets in the nation due to its dramatic price swings and unique inventory composition. As of July 2025, the metro’s median list prices have fallen nearly 18% from their peak, properties are sitting longer, and sellers are increasingly forced to adjust or step back. While this represents a challenge for some, it may also signal a healthy rebalancing—one that could open new doors for well-prepared buyers. Whether this trend continues into the busy fall season will depend on interest rates, insurance reforms, and broader economic sentiment.

Lionel Messi to Extend Inter Miami Contract Through 2028, Reports Say

In a major development for Major League Soccer and Miami sports fans, Lionel Messi is reportedly set to extend his contract with Inter Miami through December 2028, according to multiple sources. The Argentine superstar, who joined the club in July 2023, would be 41 years old when the new deal expires.

Messi’s extended stay is a massive win for both Inter Miami and MLS, further solidifying the league’s global relevance and Miami’s growing stature as a premier destination for world-class athletes. Since his arrival, Messi has transformed the club’s fortunes on and off the pitch—helping Inter Miami secure its first-ever trophy and drawing record-breaking crowds, viewership numbers, and commercial deals.

This new contract reportedly keeps Messi tied to Inter Miami for an additional three seasons beyond his current agreement, which was originally set to expire at the end of 2025. The extension would ensure that Messi continues to be a central figure during the anticipated debut of Miami Freedom Park, Inter Miami’s new 25,000-seat stadium expected to open in 2026.

The news also hints at Messi’s long-term commitment to shaping soccer in the United States. His continued presence could be pivotal for the 2026 FIFA World Cup, which the U.S. will co-host alongside Mexico and Canada, offering a perfect stage for Messi to act as a cultural ambassador of the sport.

While Inter Miami has yet to make an official announcement, the reports mark a thrilling chapter for South Florida sports. With Lionel Messi in pink and black until 2028, fans can expect more unforgettable moments—and an even brighter spotlight on Miami’s global influence.

Florida Expands Back-to-School Sales Tax Holiday to Full Month of August

Florida families will see major relief this back-to-school season thanks to a newly expanded and now permanent month-long sales tax holiday, announced by Governor Ron DeSantis. Starting August 1 and running through August 31, 2025, Floridians will not pay state sales tax on a wide variety of school-related and tech items, marking a significant expansion of what had previously been a shorter-term holiday. This change, enacted as part of the state’s $2 billion tax relief package, aims to reduce the financial burden of back-to-school shopping while boosting retail activity statewide.

During the holiday, shoppers can purchase a range of qualifying items tax-free. This includes school supplies priced at $50 or less per item, clothing and footwear priced at $100 or less per item, and learning aids or educational toys priced at $30 or less. Even bigger-ticket items qualify, such as personal computers and related accessories priced at $1,500 or less, provided they’re intended for non-commercial personal use. That means families can purchase laptops, tablets, monitors, printers, flash drives, and other essential tools without paying sales tax. However, smartphones, video game consoles, and similar entertainment electronics are excluded from the holiday.

This updated policy is part of a broader restructuring of Florida’s sales tax holidays under House Bill 7031. Instead of multiple short-term holidays scattered throughout the year, Florida will now feature two extended seasonal tax holidays: the newly permanent back-to-school holiday in August and a separate Hunting, Fishing, and Camping Sales Tax Holiday set to run from September 8 through December 31, 2025. These changes are designed to simplify the system while delivering more impactful savings to residents. The back-to-school holiday alone is expected to generate $450 million in tax savings as part of the larger budget plan for the 2025–2026 fiscal year.

Governor DeSantis emphasized that the month-long holiday gives families more flexibility to plan their purchases without having to rush into a narrow time window. Retailers across the state, including big-box chains and local stores, are also preparing to offer special promotions aligned with the tax holiday. According to Lorena Holley, vice president and general counsel of the Florida Retail Federation, the extension of the holiday is expected to significantly boost foot traffic and help families stretch their budgets during one of the most financially demanding times of the year.

While the program has received widespread support, some tax policy experts caution that sales tax holidays tend to disproportionately benefit higher-income households, who are better positioned to make large purchases during promotional periods. Still, supporters argue that Florida’s expanded holiday provides more consistent and predictable relief than in previous years—especially for essential purchases like laptops, uniforms, and educational supplies that directly support student learning and preparedness.

Florida’s effective sales tax rate can exceed 7% in many counties when local surtaxes are included, making the potential savings substantial. For example, a family spending $1,500 on a tax-exempt laptop and $500 on school supplies and clothing could save more than $140 during the month of August. These savings, paired with strategic shopping, make the extended holiday a welcome development for both families and small businesses.

In summary, Florida’s newly restructured Back-to-School Sales Tax Holiday now runs every August, offering substantial, month-long savings on essential school items, clothing, tech, and more. The move signals a long-term shift in how the state delivers tax relief and reaffirms Florida’s commitment to supporting families during key seasonal spending periods.

Uber-Rich Continue Spending as Surf Club Four Seasons Racks Up $74M in Sales This Month Alone

While South Florida’s broader real estate market has slowed considerably this summer, the ultra-luxury segment continues to operate in a different stratosphere. Case in point: this month alone, three condos at The Surf Club Four Seasons in Surfside sold for a staggering combined total of $74,300,000, underscoring how the world’s wealthiest continue to target Miami’s most prestigious addresses—even in the midst of seasonal market doldrums.

The biggest of the three transactions was a record-setting purchase in the South Tower of The Surf Club Four Seasons. On July 25, Daniel Nadler, a billionaire artificial intelligence entrepreneur and founder of the medical AI company OpenEvidence, paid $38,200,000 in cash for Penthouse S-PH2, according to The Wall Street Journal. The five-bedroom, 8.5-bathroom residence spans 5,675 interior square feet and sold for an eye-popping $6,731 per square foot. This marks Nadler’s first known real estate purchase in South Florida. Per WSJ, OpenEvidence is currently valued at $3.5 billion, making Nadler one of the newest billionaire buyers to invest in Miami’s high-end property market.

Also closing on July 25 was Unit S-1003, another South Tower residence, which traded for $18,350,000, or $4,333 per square foot. The 4-bedroom, 5.5-bathroom unit spans 4,235 interior square feet and was represented by Compass’s Miltiadis Kastanis on the listing side and Bryan Halda of Gray & Associates for the buyer. The identity of the buyer has not been publicly disclosed.

Earlier in the month, on July 14, Unit N-719 in the North Tower sold for $17,750,000, or $5,267 per square foot. This 3-bedroom, 3-bath, 2 half-bath condo spans 3,370 interior square feet. The buyer in that transaction has also not yet been disclosed in public records.

These blockbuster deals highlight a persistent trend in the Miami real estate market: while activity in the mid-range and even general luxury sectors has cooled, the ultra-luxury market remains on fire, fueled by global billionaires, low inventory, and a continued flight to quality in legacy-branded properties.

Developed by Fort Partners and operated by Four Seasons Hotels and Resorts, The Surf Club Four Seasons has become a magnet for the ultra-wealthy, blending historic charm with contemporary beachfront luxury. The development’s consistent demand—and ability to command record-breaking price-per-square-foot figures—is a testament to Miami’s growing status as a global destination for elite real estate investment.

Mexican-Inspired Steakhouse Toca Madera Coming Soon to Brickell

Amid Brickell’s already sizzling fine dining scene, a bold new player is preparing to make its debut: Toca Madera, a high-end, Mexican-inspired steakhouse from hospitality powerhouse Noble 33. The restaurant is rising from the ground up in a newly constructed three-story building directly south of the iconic Brickell Flatiron tower, as confirmed by signage on the construction fence.

Known for its sultry design, theatrical flair, and bold, elevated take on Mexican cuisine, Toca Madera has become a go-to destination in cities like West Hollywood, Las Vegas, and Scottsdale. The Brickell location will mark the brand’s first Miami location—but not Noble 33’s first foray into the Magic City. The hospitality group already operates two highly popular restaurants in Wynwood: Sparrow Italia, known for its coastal Italian flavors, and Casa Madera, an immersive, high-energy dining experience. Both have quickly gained traction among locals and visitors alike.

Toca Madera Brickell is being developed as a ground-up, three-story flagship restaurant—an increasingly rare move in a dense urban district where most eateries adapt existing spaces. The site itself carries historical significance: it was previously home to the sales gallery for Brickell Flatiron, the 64-story luxury condo tower developed by Ugo Colombo’s CMC Group. The gallery once served as a stylish pre-sales hub for what would become one of Brickell’s most architecturally distinctive towers. With the sales center gone and the lot cleared, the space has now been reimagined as one of the neighborhood’s most anticipated new dining destinations.

While details about the restaurant’s interior design and rooftop potential are still under wraps, Toca Madera is expected to follow the brand’s signature format—complete with dramatic lighting, immersive décor, handcrafted cocktails, and vibrant, upscale energy that often transitions seamlessly into nightlife. Given the building’s scale and positioning within the Brickell core, this new location is likely to become a hotspot for upscale dinners, evening celebrations, and weekend indulgence.

No official opening date has been announced, but construction appears to be progressing rapidly. As Noble 33 expands its Miami footprint, the arrival of Toca Madera promises to raise the bar for Brickell’s evolving dining landscape.

Demolition Underway at Future Site of 888 Brickell by Dolce & Gabbana

A major milestone has been reached for 888 Brickell by Dolce & Gabbana, one of Miami’s most anticipated ultra-luxury condo developments. Demolition has officially begun at 888 Brickell Avenue, where the existing building—now fully wrapped and prepped for teardown—will soon make way for what is set to become the tallest residential tower in Brickell. The start of demolition signals real momentum for this high-profile project, which has already generated significant buzz for its fashion-forward branding, sky-high amenities, and record-setting pricing.

888 Brickell by Dolce & Gabbana is being developed by JDS Development Group, the New York–based firm behind other prominent South Florida ventures like Monad Terrace in Miami Beach. The tower will rise 1,049 feet and span 90 stories, establishing itself as a defining feature of the Brickell skyline. In a rare collaboration between high fashion and real estate, the project will be the first residential tower in the world fully branded and designed by Italian fashion house Dolce & Gabbana. The interiors, furnishings, and aesthetic direction of the residences and common spaces are being curated by the fashion label, infusing the building with signature opulence and craftsmanship.

Architecture for 888 Brickell is being led by Miami-based Sieger Suarez Architects, working alongside Studio Sofield, known for its ultra-luxury designs including Manhattan’s 111 West 57th Street. The tower will offer 259 branded residences, along with a members-only club, full-service spa, gourmet restaurants, and an expansive pool deck with cabanas and ocean views. Units range from one to four bedrooms, with prices starting at $2.2 million and the 3-story, crown-jewel penthouse asking $88 million.

With demolition now underway, 888 Brickell by Dolce & Gabbana is one step closer to transforming this iconic stretch of Brickell Avenue. As vertical construction approaches, the tower promises to raise the bar for luxury living in Miami and establish a new benchmark for branded residential real estate.