Miami Beach Luxury Condo Market Report Q3 2025

In this quarter, Miami Beach maintained its lead over the mainland neighborhoods, extending the resurgence first noted in Q1 2025. Reporting the strongest year-over-year growth and the sharpest price per square foot appreciation, this beachside segment outpaced both the Greater Downtown and the Coconut Grove-Coral Gables submarkets (covered in detail in our Q3 2025 luxury condo market summary report).

 

In Q3 2025, South Beach stood out as the top performer with three major wins: leading Miami with the highest year-over-year price per square foot gains, ranking as the fastest-selling market in Miami Beach, and recording the lowest levels of inventory among its beachside peers. 

 

Surfside and Bal Harbour (combined) also deserve a mention for delivering the highest year-over-year sales growth in overall Miami, while Fisher Island continued its reign as Miami’s most expensive zip code and even set a new record for price per square foot.

 

With most market indicators leaning positive, and additional catalysts such as declining insurance rates, easing mortgage rates, and the potential impact of Mamdani's recent election in New York, Miami Beach could see its next high-season momentum arrive earlier than usual, even as Q4 traditionally ranks among the slowest periods of the year.

 

Read on for more year-over-year insights in our exclusive and detailed analysis on how each Miami Beach-area neighborhood performed relative to overall Miami luxury condo trends and other real estate market statistics in Q3 2025.

 

For this report, we've included the sub-neighborhoods of South Beach, Mid-Beach, North-Beach, Sunny Isles Beach, Surfside, Bal Harbour, and Fisher Island as part of our Miami Beach grouping. This luxury condo submarket report focuses exclusively on properties priced at $1 million and above.

 

Q3 2025 - Miami Beach Overall Luxury Condo Market Highlights:

 

• Sales up 19.5% year-over-year, highlighting growing momentum in Miami’s beachside market.

• 12-month Sales Trendline maintained its positive trajectory from Q2 2025 to Q3 2025.

• Price/Sq. Ft. up 15.1% year-over-year at $1,292.

• Median Sales Price up 8.1% year-over-year to $2M.

• Days on Market up 16.7% year-over-year to 98 days.

• Inventory up 5.6% year-over-year to 19 months.

• Miami Beach echoed the overall Miami trend, closing Q3 2025 as a buyer’s market.

 

Q3 2025 - Miami Beach Sub-neighborhood Highlights:

 

• Surfside and Bal Harbour (combined) led both Miami Beach and the overall market in year-over-year sales growth, with a 50% increase.

 

• Sunny Isles Beach reclaimed its position as the top volume contributor, overtaking South Beach, which led the previous quarter.

 

• The 12-month Sales Trendline was positive across the board, except for Sunny Isles Beach.

 

• South Beach delivered the highest year-over-year gains in Miami Beach and overall Miami, recording a 37% increase in Price per Square Foot for luxury condos.

 

• Fisher Island remained the most premium zip code in all of Miami, with luxury condos commanding a median price of $2,708 per square foot and a sale price of $11.2 million.

 

• South Beach emerged as the fastest-selling market in Miami Beach, with luxury condos taking an average of 80 days to sell.

 

• Further strengthening its position this third quarter, South Beach maintained the lowest inventory levels in Miami Beach at 15 months.

 

Miami Beach Luxury Condo Markets at a Glance: Q3 2025 YoY Closed Sales

 

 

 

 

Miami Beach Overall Luxury Condo Markets at a Glance: Q3 2025 YoY Median Sale Price

 

 

 

Miami Beach Luxury Condo Markets at a Glance: Q3 2025 YoY Median Sale Price/Sq. Ft.

 

Table of Contents

 

1. Overall Q3 2025 Miami Beach Luxury Condo Market Trends

2. Q3 2025 South Beach Luxury Condo Market Trends

3. Q3 2025 Mid and North Beach Luxury Condo Market Trends

4. Q3 2025 Surfside & Bal Harbour Luxury Condo Market Trends

5. Q3 2025 Sunny Isles Beach Luxury Condo Market Trends

6. Q3 2025 Fisher Island Luxury Condo Market Trends

7. Conclusion: Q3 2025 Miami Beach Luxury Condo Market Report

 

 

 

 

 

 

 

1. Q3 2025 Miami Beach Luxury Condo Sales: Up YoY

Sales up 19.5% year-over-year; 12-month sales trendline positive

 

Building on its stellar performance over the past two quarters, Miami Beach (collectively) continued outpacing the mainland neighborhoods, including the Greater Downtown Miami area and the combined Coconut Grove and Coral Gables submarket.

 

Reflecting the overall Miami market trend, Miami Beach also reported an increase in year-over-year and a decline in quarter-over-quarter sales.

 

Below are the Key Q3 2025 Sales Statistics for Miami Beach:

 

• Q3 2025 vs Q3 2024: Sales improved 19.5%, up from 149 in Q3 last year to 178 sales in the same quarter of 2025. (Fig.1.1)

• Q3 2025 vs Q2 2025: Sales declined 29.1% quarter-over-quarter, down from 251 in the second quarter to 178 in Q3 2025. (Fig. 1)

• Sunny Isles Beach reclaimed its spot as the highest volume contributor, with a total of 57 quarterly sales—surpassing South Beach, which had briefly disrupted its ten-quarter leading streak in Q2 2025.

• Surfside and Bal Harbour (combined) emerged as the strongest-performing market in all of Miami, leading the market with 50% growth in year-over-year sales activity.

 

 

Miami Beach Luxury Condo Quarterly Sales 2015-2025 - Fig. 2.1

 

Miami Beach Luxury Condo Monthly Sales from Jan. 2016 to Sep.2025 - Fig. 2.2

 

 

The Monthly Sales trends of Fig. 2.2 for Miami Beach shows how sales closed higher than in 2024:

 

• July 2025 closed with 66 sales, up from 62 sales noted in the same month a year ago.

• August closed with 51 sales, higher than the 40 sales recorded in the comparable month of 2024.

• September closed with 61 sales, again higher than the 47 sales recorded during the same period in 2024.

 

Miami Beach Luxury Condo 12-Month Sales with Trendline - Fig. 2.3

 

Owing to higher year-over-year momentum, the 12-month Sales Trendline of Fig. 2.3 maintained its upward trajectory between Q2 and Q3 2025. Drawing on our daily client interactions that show renewed buyer interest, paired with this positive indicator, we expect Miami’s beachside market to close the last quarter of 2025 on a strong note, despite it generally being one of the slowest.

Q3 2025 Miami Beach Luxury Condo Price Trends: Up

Q3 2025 Price per Square Foot up 15.1% to $1,292; Median Price up 8.1% year-over-year

 

Miami Beach Quarterly Sales Price per Sq. Ft. 2017-2025 - Fig. 3

 

Contributing to the increases noted in the year-over-year price per square foot and median price trends in the overall Miami market, this beachside grouping reported the following positive Price Stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. surged 15.1%, up from $1,123 in Q3 2024 to $1,292 in the same quarter of 2025. (Fig. 1.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. stayed mostly flat (-1.2%) quarter-over-quarter, marginally down from $1,307 in Q2 2025 to $1,292 this third quarter. (Fig. 1)

• Q3 2025 vs Q3 2024: Median Sales Price increased 8.1%, up from $1,850,000 in Q3 2024 to $2,000,000 for the comparable quarter of 2025. (Fig. 1.1)

• Q3 2025 vs Q2 2025: Median Sales Price decreased 13% quarter-over-quarter, down from $2,300,000 in Q2 2025 to $2,000,000 this third quarter. (Fig. 1)

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 3) shows that the median price per square foot closed in the highest ranges, indicating strong value for sellers. Compared to just 5 years ago, prices have risen significantly by 53.9% from $840 in Q3 2020 to $1,292 in Q3 2025, demonstrating remarkable appreciation and sustained long-term value for luxury condo owners in Miami’s beachside neighborhoods.

Q3 2025 Miami Beach Days on Market: Down QoQ, Up YoY

Days on Market up 16.7% year-over-year

 

Miami Beach Quarterly Days on Market 2018-2025 – Fig. 4

 

 

Reflecting the overall Miami market trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, Miami Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 14 more days on the market compared to the same quarter a year ago, reporting a 16.7% increase in year-over-year stats. (Fig. 1.1)

• Q3 2025 vs Q2 2025: Luxury condos spent 3 fewer days on the market compared to Q2 2025, resulting in a 3% decline in quarter-over-quarter DOM. (Fig. 1)

• At 98 days, the statistic indicates a longer wait on the market compared to a year ago, as buyers and sellers took more time to align on closing terms. However, with sellers recalibrating prices to match market expectations and growing demand, we anticipate a decline in days on market in the quarters leading up to next year’s peak season (typically Q2). (Fig. 4)

Q3 2025 Miami Beach Luxury Condo Inventory: Up YoY

Q3 2025 closed with 19 months of inventory

 

Miami Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 5

 

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings, divided by the average number of deals in the last 6 months.

 

Consistent with the overall Miami market trend of higher quarter-over-quarter and year-over-year inventory, our in-depth Miami Beach luxury condo market analysis reveals the following stats for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was up from 18 months in June this year to 19 months in September 2025, reporting a 5.6% increase. (Fig. 5)

• On a year-over-year basis, too, inventory went up from 18 months in September 2024 to 19 months in September this year, posting a similar 5.6% increase.

 

With inventory levels exceeding the balanced 9-12-month range, Miami Beach continued as a buyer’s market in Q3 2025. This means buyers can choose from a wider selection of condos within their desired price bracket, while sellers would benefit from adopting stronger marketing strategies and aligning with current price expectations.

 

As luxury real estate experts, we anticipate inventory will continue to stay elevated into year-end, consistent with historic seasonal patterns. However, we also expect levels to normalize in the first half of 2026, driven by sharp declines in insurance rates, a reduction in mortgage rates, and a possible influx of affluent buyers relocating from New York pending Mamdani's election.

 

Live close to the water or on the beach in Miami! Use our search tool to browse the best Miami Beach condos for sale or contact us directly for a real estate expert to secure your desired address.

2. Miami Beach Neighborhoods: South Beach (ZIP 33139)

 

 

 

 

Q3 2025 South Beach Luxury Condo Sales: Up YoY

Sales up 31.7% year-over-year; 12-month sales trendline positive

 

South Beach Luxury Condo Quarterly Sales 2015-2025 - Fig. 7.1

 

South Beach Luxury Condo 12-Month Sales with Trendline - Fig. 7.2

 

 

Aligning with the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, South Beach reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales soared 31.7%, up from 41 in Q3 a year ago to 54 sales in the comparable quarter of 2025. (Fig. 6.1)

• Q3 2025 vs Q2 2025: Sales dipped 37.9% quarter-over-quarter, down from 87 in the previous quarter to 54 in Q3 2025. (Fig. 6)

 

Even with slower quarter-over-quarter activity, the 12-month Sales Trendline in Fig. 7.2 stayed positive between Q2 and Q3 2025, indicating sustainable momentum and a stable outlook for the next quarter.

Q3 2025 South Beach Luxury Condo Prices: Up YoY – Leads % Gains in Overall Miami

Q3 2025 Price per Square Foot up 37% to $1,538; Median Price up year-over-year

 

South Beach Luxury Condo Quarterly Price per Square Foot 2017-2025 - Fig. 8

 

Echoing the overall Miami trend of an increase in year-over-year price per square foot and median price, the luxury condo market in South Beach reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. jumped 37%, up from $1,123 in Q3 of the previous year to its second-highest level at $1,538 in Q3 2025. (Fig. 6.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. decreased 2.9% quarter-over-quarter, down from $1,584 in Q2 2025 to $1,538 this third quarter. (Fig. 6)

• Q3 2025 vs Q3 2024: Median Sales Price increased 18.7%, up from $1,685,000 in Q3 last year to $2,000,000 in Q3 this year. (Fig. 6)

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 8) reveals that the median price per square foot in South Beach closed at its second-highest level, just below the previous quarter’s record-high of $1,584, indicating exceptional value for sellers in this prime beachside hotspot.

 

Notably, luxury condos in South Beach outperformed all other Miami neighborhoods in this third-quarter analysis, leading the market with the highest year-over-year price per square foot gains of 37%.

Q3 2025 South Beach Days on Market: Down QoQ & YoY – Fastest-selling in Miami Beach

Days on Market down 4% year-over-year

 

South Beach Luxury Condo Quarterly Days on Market 2018-2025 - Fig. 9

 

Partly consistent with the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, South Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 3 fewer days on the market compared to Q3 a year ago, reporting a 4% decline in year-over-year stats. (Fig. 9)

• Q3 2025 vs Q2 2025: Luxury condos stayed 14 fewer days on the market compared to Q2 2025, recording a 14.9% decrease in quarter-over-quarter DOM.

• With luxury condos taking only 80 days to sell, South Beach emerged as the fastest-selling market in Miami Beach. This, paired with a jump in year-over-year sales, shows a return of buyer interest to Miami’s OG hotspot for trendy beachfront living.

Q3 2025 South Beach Luxury Condo Inventory: Down YoY – Remains Lowest in Miami Beach

Q3 2025 closed with 15 months of inventory

 

South Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 10

 

Partly reflecting the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in South Beach reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory increased from 14 months in June 2025 to 15 months in September 2025, representing a 7.1% rise. (Fig. 10)

• On a year-over-year basis, inventory went from 16 months in September 2024 to 15 months in the same month this year, resulting in a 6.3% decrease.

 

At 15 months, inventory edged closer to the market’s balanced 9-12-month benchmark, giving both buyers and sellers a more level footing in what remains a predominantly buyer-friendly environment.

 

South Beach once again recorded the lowest levels of inventory in Miami Beach in Q3 2025, mirroring its performance from the past two quarters.

3. Miami Beach Neighborhoods: Mid and North Beach (ZIP 33140 & 33141)

 

 

 

 

Q3 2025 Mid-North Beach Luxury Condo Sales: Up YoY

Sales up 10% year-over-year; 12-month sales trendline positive

 

Mid-Beach and North-Beach Quarterly Sales 2015-2025 - Fig. 12.1

 

 

Mid-Beach and North-Beach 12-Month Sales with Trendline - Fig. 12.2

 

Consistent with the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, Mid-North Beach reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales increased 10%, up from 30 in Q3 last year to 33 sales for the same duration in 2025. (Fig. 11.1)

• Q3 2025 vs Q2 2025: Sales declined 31.3%, down from 48 in the previous quarter to 33 in Q3 2025. (Fig. 11)

 

Owing to continued demand, the 12-month Sales Trendline of Fig. 12.2 stayed on a positive trajectory between Q2 and Q3 this year.

Q3 2025 Mid-North Beach Luxury Condo Prices: Mixed YoY

Q3 2025 Price per Square Foot down 3.1% to $1,107; Median Price up year-over-year

 

Mid-Beach and North-Beach Quarterly Price per Sq. Ft. 2017-2025 - Fig. 13

 

Partly deviating from the overall Miami trend of higher year-over-year price per square foot and median price, the luxury condo market in Mid-North Beach reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. decreased 3.1%, down from $1,143 in Q3 a year ago to $1,107 in the same quarter of 2025. (Fig. 11.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. dipped 13.8% quarter-over-quarter, down from $1,284 in the second quarter to $1,107 in Q3 2025. (Fig. 11)

• Q3 2025 vs Q3 2024: Median Sales Price increased 11.3%, up from $1,392,500 in Q3 last year to $1,550,000 for the same quarter in 2025. (Fig. 11.1)

• Q3 2025 vs Q2 2025: Median Sales Price dipped 21.3% quarter-over-quarter, down from $1,970,000 in the second quarter to $1,550,000 in Q3 2025. (Fig. 11)

 

This difference between price per square foot and sales price trends can be explained by sales of larger residences (more total square footage) dominating this third quarter, raising the overall median sale price even when the price per square foot adjusted lower.

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 13) reveals that prices in Mid-North Beach closed in the mid-ranges, confirming fair value for sellers in this pairing of tranquil beach neighborhoods.

Q3 2025 Mid-North Beach Days on Market: Up QoQ, Down YoY

Days on Market down 24% year-over-year

 

Mid-Beach and North-Beach Luxury Condo Quarterly Days on Market 2018-2025 – Fig. 14

 

Deviating from the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, the combined neighborhood of Mid-North Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 29 fewer days on the market compared to Q3 last year, logging a 24% decline in year-over-year stats. (Fig. 14)

• Q3 2025 vs Q2 2025: Luxury condos spent 8 more days on the market compared to the second quarter, posting a 9.4% increase in quarter-over-quarter DOM.

 

At 93 days, Mid-North Beach continued as the second-fastest-selling market in Miami Beach, as buyer-seller communication improved compared to a year ago.

Q3 2025 Mid-North Beach Luxury Condo Inventory: Up YoY

Q3 2025 closed with 21 months of inventory

 

Mid-Beach and North-Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 15

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Following the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in Mid-North Beach reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was up from 18 months in June 2025 to 21 months in September 2025, reporting a 16.7% increase. (Fig. 15)

• On a year-over-year basis, inventory was up from 16 months in September last year to 21 months in September 2025, posting a 31.3% increase.

 

At 21 months, inventory continued exceeding the 9-12-month benchmark of a balanced market, providing buyers more choices and greater leverage in negotiations.

4. Miami Beach Neighborhoods: Surfside & Bal Harbour (33154)

 

 

 

 

Q3 2025 Surfside & Bal Harbour Luxury Condo Sales: Up YoY – Lead % Growth in Overall Miami

Sales up 50% year-over-year; 12-month sales trendline positive

 

Surfside & Bal Harbour Quarterly Sales 2015-2025 - Fig. 17.1

 

 

Surfside & Bal Harbour 12-Month Sales with Trendline - Fig. 17.2

 

 

Aligning with the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, Surfside & Bal Harbour reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales soared 50%, up from 20 in Q3 last year to 30 sales in Q3 2025. (Fig. 16.1)

• Q3 2025 vs Q2 2025: Sales decreased 6.3% quarter-over-quarter, down from 32 in the previous quarter to 30 in Q2 2025. (Fig. 16)

 

Surfside and Bal Harbour (combined) emerged as the top-performing submarket in Miami, leading the overall market in Q3 2025 with the highest year-over-year sales increase at 50%.

 

Buoyed by high demand, the 12-month Sales Trendline of Fig. 17.2 maintained its positive trajectory from Q1 2025 to Q3 2025.

Q3 2025 Surfside & Bal Harbour Luxury Condo Price Trends: Up YoY

Q3 2025 Price per Square Foot up 4.5% to $1,297; Median Price up year-over-year

 

Surfside & Bal Harbour Quarterly Price per Sq. Ft. 2017-2025 - Fig. 18

 

Consistent with the overall Miami trend of an increase in year-over-year Price per Square Foot and Median Price, the luxury condo market in Surfside & Bal Harbour reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. increased 4.5%, up from $1,241 in Q3 of the previous year to $1,297 in the same quarter of 2025. (Fig. 16.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. increased 3.6% quarter-over-quarter, up from $1,253 in Q2 2025 to $1,297 this third quarter. (Fig. 16)

• Q3 2025 vs Q3 2024: Median Sales Price jumped 24.7%, up from $3,277,500 in Q3 a year ago to $4,087,500 in the comparable quarter of 2025. (Fig. 16.1)

• Q3 2025 vs Q2 2025: Median Sales Price increased 72.1% quarter-over-quarter, up from $2,375,000 in Q2 2025 to $4,087,500 this third quarter. (Fig. 16)

 

A review of the 9-year snapshot of Quarterly luxury condo prices above (Fig. 18) shows that prices again closed in the upper ranges, indicating that sellers continued receiving good value for their luxury properties in this upscale neighborhood pairing.

Q3 2025 Surfside & Bal Harbour Days on Market: Up QoQ & YoY

Days on Market up 38% year-over-year

 

Surfside & Bal Harbour Quarterly Days on Market 2018-2025 – Fig. 19

 

Partly deviating from the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, luxury condos in Surfside & Bal Harbour reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 26 more days on the market compared to Q3 2024, reporting a 38% uptick in year-over-year stats. (Fig. 19)

• Q3 2025 vs Q2 2025: Luxury condos spent 3 extra days on the market compared to Q2 2025, recording a 3.3% increase in quarter-over-quarter DOM.

• At 94 days, the statistic reveals longer decision-making timelines, highlighting a gap between buyer and seller expectations.

Q3 2025 Surfside & Bal Harbour Luxury Condo Inventory: Down YoY

Q3 2025 closed with 17 months of inventory

 

Surfside & Bal Harbour Months of Inventory from Mar. 2019 to Sep. 2025 - Fig. 20

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Positively deviating from the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in Surfside & Bal Harbour reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory stayed flat at 17 months between June and September this year. (Fig. 20)

• On a year-over-year basis, inventory was down from 20 months in September 2024 to 17 months in September this year, reporting a 15% decline.

 

At 17 months, inventory continued trending above the 9-12-month ideal range, keeping the market buyer-friendly with a significant surplus of choices.

Looking to buy or sell a condo in Miami Beach, or want to dive deeper into the data behind the trends? Just call us anytime at (786) 655-4576 for expert insights and personalized guidance.

5. Miami Beach Neighborhoods: Sunny Isles Beach (33160)

 

 

 

Q3 2025 Sunny Isles Beach Luxury Condo Sales: Up YoY

Sales up 9.6% year-over-year; 12-month sales trendline negative

 

Sunny Isles Beach Luxury Condo Quarterly Sales 2015-2025 - Fig. 22.1

 

Sunny Isles Beach Luxury Condo 12-Month Sales with Trendline - Fig. 22.2

 

Echoing the overall Miami market trend of higher year-over-year and lower quarter-over-quarter activity, luxury condos in Sunny Isles Beach reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales improved 9.6%, up from 52 in Q3 last year to 57 sales in the same quarter of 2025. (Fig. 21.1)

• Q3 2025 vs Q2 2025: Sales declined 20.8% quarter-over-quarter, down from 72 in the previous quarter to 57 in Q3 2025. (Fig. 21)

 

Sunny Isles Beach regained its position as Miami’s top sales-volume contributor in Q3, after a brief pause in Q2 when South Beach took the lead.

 

Even with higher year-over-year sales, the 12-month Sales Trendline of Fig. 22.2 shifted from a positive curve in Q2 this year to a negative trajectory in the third quarter, suggesting a possible slowing as we enter the last quarter of the year.

Q3 2025 Sunny Isles Beach Luxury Condo Prices: Down YoY

Q3 2025 Price per Square Foot down 3.5% to $977; Median Price down year-over-year

 

Sunny Isles Beach Quarterly Price per Sq. Ft. 2017-2025 - Fig. 23

In contrast to the overall Miami trend of higher year-over-year price per square foot and median price, the luxury condo market in Sunny Isles Beach reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. decreased 3.5%, down from $1,012 in Q3 of the previous year to $977 in the same quarter of 2025. (Fig. 21.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. increased 9.4% quarter-over-quarter, up from $893 in Q2 2025 to $977 this third quarter. (Fig. 21)

• Q3 2025 vs Q3 2024: Median Sales Price declined 9.5%, down from $2,100,000 in Q3 last year to $1,900,000 in the comparable quarter of 2025. (Fig. 21.1)

• Q3 2025 vs Q2 2025: Median Sales Price stayed mostly flat quarter-over-quarter, slightly down from $1,917,500 in Q2 2025 to $1,900,000 this third quarter. (Fig. 21)

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 23) shows that prices closed in the upper ranges, still offering sellers good returns on their luxury condo investments in this oceanfront enclave despite recording declines.

 

Sunny Isles Beach held onto its status as the most accessible entry point into Miami Beach’s luxury condo market, reporting the lowest price per square foot among all beachside neighborhoods this quarter.

Q3 2025 Sunny Isles Beach Days on Market: Down QoQ, Up YoY

Days on Market up 34% year-over-year

 

Sunny Isles Beach Quarterly Days on Market 2018-2025 – Fig. 24

Aligning with the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, luxury condos in Sunny Isles Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 26 more days on the market compared to Q3 a year ago, reporting a 34% uptick in year-over-year stats. (Fig. 24)

• Q3 2025 vs Q2 2025: Luxury condos spent 36 fewer days on the market compared to Q2 2025, reporting a 26% decrease in quarter-over-quarter DOM.

• At 103 days, luxury condos moved at a slower pace, suggesting a possible misalignment between buyer and seller expectations.

Q3 2025 Sunny Isles Beach Inventory: Up YoY

Q3 2025 closed with 24 months of inventory

 

Sunny Isles Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 25

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Following the overall market trend of an increase in quarter-over-quarter and year-over-year inventory, luxury condos in Sunny Isles Beach reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was up from 22 months in June 2025 to 24 months in September 2025, posting a 9% increase. (Fig. 25)

• On a year-over-year basis, inventory was up from 19 months in September 2024 to 24 months in September this year, reporting a 26.3% increase.

 

At 24 months, inventory far exceeded the ideal 9-12-month range, giving buyers a clear advantage with abundant options.

6. Miami Beach Neighborhoods: Fisher Island (33109)

 

 

 

 

Q3 2025 Fisher Island Luxury Condo Sales: Down YoY

Sales down 33.3% year-over-year; 12-month sales trendline positive

 

Fisher Island Luxury Condo Quarterly Sales 2015-2025 - Fig. 27.1

 

Fisher Island Luxury Condo 12-Month Sales with Trendline - Fig. 27.2

 

Partly deviating from the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, luxury condos in Fisher Island reported the following sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales dipped 33.3%, down from 6 in Q3 last year to 4 sales for the same quarter in 2025. (Fig. 26.1)

• Q3 2025 vs Q2 2025: Sales dropped 66.7% quarter-over-quarter, down from 12 in the previous quarter to 4 in Q3 2025. (Fig. 26)

 

Even with lower sales velocity, the 12-month Sales Trendline of Fig. 27.2 maintained its upward curve from Q2 to Q3 2025, suggesting ample momentum for the market to conclude the year on a stable note.

Q3 2025 Fisher Island Luxury Condo Prices: Up YoY

Q3 2025 Price per Square Foot up 27.8% to a peak of $2,708; Median Price up year-over-year

 

Fisher Island Quarterly Price per Sq. Ft. 2017-2025 - Fig. 28

Echoing the overall Miami trend of year-over-year price per square foot and median price gains, the luxury condo market in Fisher Island reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. increased 27.8%, up from $2,119 in Q3 last year to $2,708 in the same quarter of 2025. (Fig. 26.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. increased 14.3% quarter-over-quarter, up from $2,369 in Q2 2025 to $2,708 this third quarter. (Fig. 26)

• Q3 2025 vs Q3 2024: Median Sales Price increased 35.3%, up from $8,309,670 in Q3 of the previous year to $11,245,250 for the same quarter in 2025. (Fig. 26.1)

• Q3 2025 vs Q2 2025: Median Sales Price increased 52% quarter-over-quarter, up from $7,400,000 in Q2 2025 to $11,245,250 this third quarter. (Fig. 26)

 

A review of the 9-year snapshot of quarterly luxury condo prices below (Fig. 28) interestingly shows that prices closed at their highest-ever, indicating that sellers continued receiving top-dollar for their luxury properties in this premium island community.

 

Fisher Island maintained its footing as Miami’s most exclusive and highest-priced zip code, consistently posting the top price per square foot and median sale price among all neighborhoods in our quarterly review.

Q3 2025 Fisher Island Days on Market: Up QoQ & YoY

Days on Market up 31% year-over-year

 

Fisher Island Quarterly Days on Market 2018-2025 – Fig. 29

Partly deviating from the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, Fisher Island reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 27 extra days on the market compared to Q3 last year, logging a 31% uptick in year-over-year stats. (Fig. 29)

• Q3 2025 vs Q2 2025: Luxury condos spent 32 days more on the market compared to Q2 2025, posting a 38.6% increase in quarter-over-quarter DOM.

• At 115 days, data reflects a more deliberate buyer pace, which feels even more pronounced in a compact, high-end market like this exclusive island community.

Q3 2025 Fisher Island Luxury Condo Inventory: Down YoY

Q3 2025 closed with 17 months of inventory

 

Fisher Island Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 30

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Positively deviating from the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in Fisher Island reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was down from 18 months in June 2025 to 17 months in September 2025, posting a 5.6% decrease. (Fig. 30)

• On a year-over-year basis, inventory was similarly down from 18 months in September last year to 17 months in September this year, reporting a 5.6% decrease.

 

As seen across the other submarkets in this report, luxury condo inventory in this island community also closed above the ideal 9-12-month benchmark, giving buyers the leading edge in both selection and negotiations.

Looking to sell your luxury home in Fisher Island? Call, chat, or email for a FREE market evaluation of your property to make the most of your investment.

7. Q3 2025 Miami Beach Luxury Condo Market Conclusion

 

With stronger year-over-year sales momentum and a positive 12-month sales trendline, the Miami Beach luxury condo market showed signs of good health in a quarter typically defined by seasonal softening. Even in a buyer-friendly environment, the price per square foot delivered double-digit year-over-year gains, underscoring a more mature, resilient market with room for further growth.

 

In Q3 2025, Miami Beach’s luxury condo market reported a 19.5% surge in year-over-year sales. Neighborhood sales were also up across the board, in line with our overall Miami market observations.

 

Given that nearly all neighborhoods recorded a positive 12-month Sales Trendline in Q3 2025 (Sunny Isles Beach being the only outlier), and considering the tailwinds detailed towards the end of this report, our vast experience as luxury condo market experts leads us to anticipate that the traditionally slower fourth quarter will close on a stable, if not stronger, note.

 

Two Miami Beach neighborhoods again stood out as top performers in Q3 2025, each demonstrating strength in different ways. Sunny Isles Beach re-emerged as a buyer favorite, leading with the highest sales volume of 57, while Surfside and Bal Harbour (combined) delivered the highest year-over-year percentage increase in sales, surging 50% and outpacing every other submarket in both Miami Beach and overall Miami.

 

In our quarterly price analysis, most Miami Beach neighborhoods reported an increase in year-over-year price per square foot, much in line with the overall trend. Fisher Island retained its position as Miami’s most premium zip code, setting a new record for price per square foot at $2,708 and reporting the highest median sales price at $11.2 million.

 

Meanwhile, Sunny Isles Beach continued to offer the most attractive entry point into Miami Beach’s luxury condo market at $977 per square foot.

 

South Beach took the lead as the fastest-selling market in Miami Beach this third quarter, with a year-over-year decline in its days on market. However, most neighborhoods in our quarterly watch reported an increase in year-over-year days on market, just like the overall Miami trend.

 

Inventory was a mixed bag this quarter, with half neighborhoods posting lower levels year-on-year and half posting positive results. And while South Beach continued recording the lowest levels of inventory in Miami Beach at 15 months, Sunny Isles Beach posted the highest levels at 24 months.

 

Still, as inventory closed above the 9–12-month range of an ideal market, this beachside grouping remained a buyer’s market. This gives buyers and investors the edge in terms of negotiations with a wider selection at their disposal. 

 

However, as luxury housing specialists, we expect the market to rebound to a more balanced position in 2026 as sellers continue recalibrating prices to match the market mood and more buyers enter the market for the reasons listed below.

 

With the final quarter just around the corner, we expect the following factors to drive Miami’s luxury condo market:

 

• As mortgage rates fall to their lowest point in a year and insurance premiums reduce sharply, we are already seeing a positive shift in buyer interest. Pairing this with HB 913 and HB 939, adding greater predictability to ownership costs, we expect buyer confidence to steadily rebuild through the remainder of 2025 and into the first half of 2026.

 

• We further anticipate Zohran Mamdani's election to trigger the next exodus of wealthy individuals from the state of New York and a boom cycle for Miami’s luxury condo market. Add to that the continuing debate on Miami vs. New York cost of living, and we have the perfect recipe for a brand-new surge.

 

• As Miami braces for up to one million World Cup visitors next year and Airbnb steps up as the official partner, we expect our growing roster of Airbnb-friendly luxury condominiums to gain global traction.

 

• Having surpassed New York as the world’s top destination for ultra-high-net-worth second-home buyers, we expect to welcome an even greater influx of high-net-worth individuals drawn to our iconic beaches, dynamic lifestyle, pro-business climate, cultural richness, and world-class luxury condo offerings.

 

 

 

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Have questions about the data, or are you thinking about buying or selling in Miami Beach? Reach out to Sep at sniakan@hbroswell.com or call 305-725-0566. We're here to help you every step of the way.

Miami Beach Luxury Condo Market Report Q3 2025

In this quarter, Miami Beach maintained its lead over the mainland neighborhoods, extending the resurgence first noted in Q1 2025. Reporting the strongest year-over-year growth and the sharpest price per square foot appreciation, this beachside segment outpaced both the Greater Downtown and the Coconut Grove-Coral Gables submarkets (covered in detail in our Q3 2025 luxury condo market summary report).

 

In Q3 2025, South Beach stood out as the top performer with three major wins: leading Miami with the highest year-over-year price per square foot gains, ranking as the fastest-selling market in Miami Beach, and recording the lowest levels of inventory among its beachside peers. 

 

Surfside and Bal Harbour (combined) also deserve a mention for delivering the highest year-over-year sales growth in overall Miami, while Fisher Island continued its reign as Miami’s most expensive zip code and even set a new record for price per square foot.

 

With most market indicators leaning positive, and additional catalysts such as declining insurance rates, easing mortgage rates, and the potential impact of Mamdani's recent election in New York, Miami Beach could see its next high-season momentum arrive earlier than usual, even as Q4 traditionally ranks among the slowest periods of the year.

 

Read on for more year-over-year insights in our exclusive and detailed analysis on how each Miami Beach-area neighborhood performed relative to overall Miami luxury condo trends and other real estate market statistics in Q3 2025.

 

For this report, we've included the sub-neighborhoods of South Beach, Mid-Beach, North-Beach, Sunny Isles Beach, Surfside, Bal Harbour, and Fisher Island as part of our Miami Beach grouping. This luxury condo submarket report focuses exclusively on properties priced at $1 million and above.

 

Q3 2025 - Miami Beach Overall Luxury Condo Market Highlights:

 

• Sales up 19.5% year-over-year, highlighting growing momentum in Miami’s beachside market.

• 12-month Sales Trendline maintained its positive trajectory from Q2 2025 to Q3 2025.

• Price/Sq. Ft. up 15.1% year-over-year at $1,292.

• Median Sales Price up 8.1% year-over-year to $2M.

• Days on Market up 16.7% year-over-year to 98 days.

• Inventory up 5.6% year-over-year to 19 months.

• Miami Beach echoed the overall Miami trend, closing Q3 2025 as a buyer’s market.

 

Q3 2025 - Miami Beach Sub-neighborhood Highlights:

 

• Surfside and Bal Harbour (combined) led both Miami Beach and the overall market in year-over-year sales growth, with a 50% increase.

 

• Sunny Isles Beach reclaimed its position as the top volume contributor, overtaking South Beach, which led the previous quarter.

 

• The 12-month Sales Trendline was positive across the board, except for Sunny Isles Beach.

 

• South Beach delivered the highest year-over-year gains in Miami Beach and overall Miami, recording a 37% increase in Price per Square Foot for luxury condos.

 

• Fisher Island remained the most premium zip code in all of Miami, with luxury condos commanding a median price of $2,708 per square foot and a sale price of $11.2 million.

 

• South Beach emerged as the fastest-selling market in Miami Beach, with luxury condos taking an average of 80 days to sell.

 

• Further strengthening its position this third quarter, South Beach maintained the lowest inventory levels in Miami Beach at 15 months.

 

Miami Beach Luxury Condo Markets at a Glance: Q3 2025 YoY Closed Sales

 

 

 

 

Miami Beach Overall Luxury Condo Markets at a Glance: Q3 2025 YoY Median Sale Price

 

 

 

Miami Beach Luxury Condo Markets at a Glance: Q3 2025 YoY Median Sale Price/Sq. Ft.

 

Table of Contents

 

1. Overall Q3 2025 Miami Beach Luxury Condo Market Trends

2. Q3 2025 South Beach Luxury Condo Market Trends

3. Q3 2025 Mid and North Beach Luxury Condo Market Trends

4. Q3 2025 Surfside & Bal Harbour Luxury Condo Market Trends

5. Q3 2025 Sunny Isles Beach Luxury Condo Market Trends

6. Q3 2025 Fisher Island Luxury Condo Market Trends

7. Conclusion: Q3 2025 Miami Beach Luxury Condo Market Report

 

 

 

 

 

 

 

1. Q3 2025 Miami Beach Luxury Condo Sales: Up YoY

Sales up 19.5% year-over-year; 12-month sales trendline positive

 

Building on its stellar performance over the past two quarters, Miami Beach (collectively) continued outpacing the mainland neighborhoods, including the Greater Downtown Miami area and the combined Coconut Grove and Coral Gables submarket.

 

Reflecting the overall Miami market trend, Miami Beach also reported an increase in year-over-year and a decline in quarter-over-quarter sales.

 

Below are the Key Q3 2025 Sales Statistics for Miami Beach:

 

• Q3 2025 vs Q3 2024: Sales improved 19.5%, up from 149 in Q3 last year to 178 sales in the same quarter of 2025. (Fig.1.1)

• Q3 2025 vs Q2 2025: Sales declined 29.1% quarter-over-quarter, down from 251 in the second quarter to 178 in Q3 2025. (Fig. 1)

• Sunny Isles Beach reclaimed its spot as the highest volume contributor, with a total of 57 quarterly sales—surpassing South Beach, which had briefly disrupted its ten-quarter leading streak in Q2 2025.

• Surfside and Bal Harbour (combined) emerged as the strongest-performing market in all of Miami, leading the market with 50% growth in year-over-year sales activity.

 

 

Miami Beach Luxury Condo Quarterly Sales 2015-2025 - Fig. 2.1

 

Miami Beach Luxury Condo Monthly Sales from Jan. 2016 to Sep.2025 - Fig. 2.2

 

 

The Monthly Sales trends of Fig. 2.2 for Miami Beach shows how sales closed higher than in 2024:

 

• July 2025 closed with 66 sales, up from 62 sales noted in the same month a year ago.

• August closed with 51 sales, higher than the 40 sales recorded in the comparable month of 2024.

• September closed with 61 sales, again higher than the 47 sales recorded during the same period in 2024.

 

Miami Beach Luxury Condo 12-Month Sales with Trendline - Fig. 2.3

 

Owing to higher year-over-year momentum, the 12-month Sales Trendline of Fig. 2.3 maintained its upward trajectory between Q2 and Q3 2025. Drawing on our daily client interactions that show renewed buyer interest, paired with this positive indicator, we expect Miami’s beachside market to close the last quarter of 2025 on a strong note, despite it generally being one of the slowest.

Q3 2025 Miami Beach Luxury Condo Price Trends: Up

Q3 2025 Price per Square Foot up 15.1% to $1,292; Median Price up 8.1% year-over-year

 

Miami Beach Quarterly Sales Price per Sq. Ft. 2017-2025 - Fig. 3

 

Contributing to the increases noted in the year-over-year price per square foot and median price trends in the overall Miami market, this beachside grouping reported the following positive Price Stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. surged 15.1%, up from $1,123 in Q3 2024 to $1,292 in the same quarter of 2025. (Fig. 1.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. stayed mostly flat (-1.2%) quarter-over-quarter, marginally down from $1,307 in Q2 2025 to $1,292 this third quarter. (Fig. 1)

• Q3 2025 vs Q3 2024: Median Sales Price increased 8.1%, up from $1,850,000 in Q3 2024 to $2,000,000 for the comparable quarter of 2025. (Fig. 1.1)

• Q3 2025 vs Q2 2025: Median Sales Price decreased 13% quarter-over-quarter, down from $2,300,000 in Q2 2025 to $2,000,000 this third quarter. (Fig. 1)

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 3) shows that the median price per square foot closed in the highest ranges, indicating strong value for sellers. Compared to just 5 years ago, prices have risen significantly by 53.9% from $840 in Q3 2020 to $1,292 in Q3 2025, demonstrating remarkable appreciation and sustained long-term value for luxury condo owners in Miami’s beachside neighborhoods.

Q3 2025 Miami Beach Days on Market: Down QoQ, Up YoY

Days on Market up 16.7% year-over-year

 

Miami Beach Quarterly Days on Market 2018-2025 – Fig. 4

 

 

Reflecting the overall Miami market trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, Miami Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 14 more days on the market compared to the same quarter a year ago, reporting a 16.7% increase in year-over-year stats. (Fig. 1.1)

• Q3 2025 vs Q2 2025: Luxury condos spent 3 fewer days on the market compared to Q2 2025, resulting in a 3% decline in quarter-over-quarter DOM. (Fig. 1)

• At 98 days, the statistic indicates a longer wait on the market compared to a year ago, as buyers and sellers took more time to align on closing terms. However, with sellers recalibrating prices to match market expectations and growing demand, we anticipate a decline in days on market in the quarters leading up to next year’s peak season (typically Q2). (Fig. 4)

Q3 2025 Miami Beach Luxury Condo Inventory: Up YoY

Q3 2025 closed with 19 months of inventory

 

Miami Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 5

 

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings, divided by the average number of deals in the last 6 months.

 

Consistent with the overall Miami market trend of higher quarter-over-quarter and year-over-year inventory, our in-depth Miami Beach luxury condo market analysis reveals the following stats for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was up from 18 months in June this year to 19 months in September 2025, reporting a 5.6% increase. (Fig. 5)

• On a year-over-year basis, too, inventory went up from 18 months in September 2024 to 19 months in September this year, posting a similar 5.6% increase.

 

With inventory levels exceeding the balanced 9-12-month range, Miami Beach continued as a buyer’s market in Q3 2025. This means buyers can choose from a wider selection of condos within their desired price bracket, while sellers would benefit from adopting stronger marketing strategies and aligning with current price expectations.

 

As luxury real estate experts, we anticipate inventory will continue to stay elevated into year-end, consistent with historic seasonal patterns. However, we also expect levels to normalize in the first half of 2026, driven by sharp declines in insurance rates, a reduction in mortgage rates, and a possible influx of affluent buyers relocating from New York pending Mamdani's election.

 

Live close to the water or on the beach in Miami! Use our search tool to browse the best Miami Beach condos for sale or contact us directly for a real estate expert to secure your desired address.

2. Miami Beach Neighborhoods: South Beach (ZIP 33139)

 

 

 

 

Q3 2025 South Beach Luxury Condo Sales: Up YoY

Sales up 31.7% year-over-year; 12-month sales trendline positive

 

South Beach Luxury Condo Quarterly Sales 2015-2025 - Fig. 7.1

 

South Beach Luxury Condo 12-Month Sales with Trendline - Fig. 7.2

 

 

Aligning with the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, South Beach reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales soared 31.7%, up from 41 in Q3 a year ago to 54 sales in the comparable quarter of 2025. (Fig. 6.1)

• Q3 2025 vs Q2 2025: Sales dipped 37.9% quarter-over-quarter, down from 87 in the previous quarter to 54 in Q3 2025. (Fig. 6)

 

Even with slower quarter-over-quarter activity, the 12-month Sales Trendline in Fig. 7.2 stayed positive between Q2 and Q3 2025, indicating sustainable momentum and a stable outlook for the next quarter.

Q3 2025 South Beach Luxury Condo Prices: Up YoY – Leads % Gains in Overall Miami

Q3 2025 Price per Square Foot up 37% to $1,538; Median Price up year-over-year

 

South Beach Luxury Condo Quarterly Price per Square Foot 2017-2025 - Fig. 8

 

Echoing the overall Miami trend of an increase in year-over-year price per square foot and median price, the luxury condo market in South Beach reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. jumped 37%, up from $1,123 in Q3 of the previous year to its second-highest level at $1,538 in Q3 2025. (Fig. 6.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. decreased 2.9% quarter-over-quarter, down from $1,584 in Q2 2025 to $1,538 this third quarter. (Fig. 6)

• Q3 2025 vs Q3 2024: Median Sales Price increased 18.7%, up from $1,685,000 in Q3 last year to $2,000,000 in Q3 this year. (Fig. 6)

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 8) reveals that the median price per square foot in South Beach closed at its second-highest level, just below the previous quarter’s record-high of $1,584, indicating exceptional value for sellers in this prime beachside hotspot.

 

Notably, luxury condos in South Beach outperformed all other Miami neighborhoods in this third-quarter analysis, leading the market with the highest year-over-year price per square foot gains of 37%.

Q3 2025 South Beach Days on Market: Down QoQ & YoY – Fastest-selling in Miami Beach

Days on Market down 4% year-over-year

 

South Beach Luxury Condo Quarterly Days on Market 2018-2025 - Fig. 9

 

Partly consistent with the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, South Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 3 fewer days on the market compared to Q3 a year ago, reporting a 4% decline in year-over-year stats. (Fig. 9)

• Q3 2025 vs Q2 2025: Luxury condos stayed 14 fewer days on the market compared to Q2 2025, recording a 14.9% decrease in quarter-over-quarter DOM.

• With luxury condos taking only 80 days to sell, South Beach emerged as the fastest-selling market in Miami Beach. This, paired with a jump in year-over-year sales, shows a return of buyer interest to Miami’s OG hotspot for trendy beachfront living.

Q3 2025 South Beach Luxury Condo Inventory: Down YoY – Remains Lowest in Miami Beach

Q3 2025 closed with 15 months of inventory

 

South Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 10

 

Partly reflecting the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in South Beach reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory increased from 14 months in June 2025 to 15 months in September 2025, representing a 7.1% rise. (Fig. 10)

• On a year-over-year basis, inventory went from 16 months in September 2024 to 15 months in the same month this year, resulting in a 6.3% decrease.

 

At 15 months, inventory edged closer to the market’s balanced 9-12-month benchmark, giving both buyers and sellers a more level footing in what remains a predominantly buyer-friendly environment.

 

South Beach once again recorded the lowest levels of inventory in Miami Beach in Q3 2025, mirroring its performance from the past two quarters.

3. Miami Beach Neighborhoods: Mid and North Beach (ZIP 33140 & 33141)

 

 

 

 

Q3 2025 Mid-North Beach Luxury Condo Sales: Up YoY

Sales up 10% year-over-year; 12-month sales trendline positive

 

Mid-Beach and North-Beach Quarterly Sales 2015-2025 - Fig. 12.1

 

 

Mid-Beach and North-Beach 12-Month Sales with Trendline - Fig. 12.2

 

Consistent with the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, Mid-North Beach reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales increased 10%, up from 30 in Q3 last year to 33 sales for the same duration in 2025. (Fig. 11.1)

• Q3 2025 vs Q2 2025: Sales declined 31.3%, down from 48 in the previous quarter to 33 in Q3 2025. (Fig. 11)

 

Owing to continued demand, the 12-month Sales Trendline of Fig. 12.2 stayed on a positive trajectory between Q2 and Q3 this year.

Q3 2025 Mid-North Beach Luxury Condo Prices: Mixed YoY

Q3 2025 Price per Square Foot down 3.1% to $1,107; Median Price up year-over-year

 

Mid-Beach and North-Beach Quarterly Price per Sq. Ft. 2017-2025 - Fig. 13

 

Partly deviating from the overall Miami trend of higher year-over-year price per square foot and median price, the luxury condo market in Mid-North Beach reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. decreased 3.1%, down from $1,143 in Q3 a year ago to $1,107 in the same quarter of 2025. (Fig. 11.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. dipped 13.8% quarter-over-quarter, down from $1,284 in the second quarter to $1,107 in Q3 2025. (Fig. 11)

• Q3 2025 vs Q3 2024: Median Sales Price increased 11.3%, up from $1,392,500 in Q3 last year to $1,550,000 for the same quarter in 2025. (Fig. 11.1)

• Q3 2025 vs Q2 2025: Median Sales Price dipped 21.3% quarter-over-quarter, down from $1,970,000 in the second quarter to $1,550,000 in Q3 2025. (Fig. 11)

 

This difference between price per square foot and sales price trends can be explained by sales of larger residences (more total square footage) dominating this third quarter, raising the overall median sale price even when the price per square foot adjusted lower.

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 13) reveals that prices in Mid-North Beach closed in the mid-ranges, confirming fair value for sellers in this pairing of tranquil beach neighborhoods.

Q3 2025 Mid-North Beach Days on Market: Up QoQ, Down YoY

Days on Market down 24% year-over-year

 

Mid-Beach and North-Beach Luxury Condo Quarterly Days on Market 2018-2025 – Fig. 14

 

Deviating from the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, the combined neighborhood of Mid-North Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 29 fewer days on the market compared to Q3 last year, logging a 24% decline in year-over-year stats. (Fig. 14)

• Q3 2025 vs Q2 2025: Luxury condos spent 8 more days on the market compared to the second quarter, posting a 9.4% increase in quarter-over-quarter DOM.

 

At 93 days, Mid-North Beach continued as the second-fastest-selling market in Miami Beach, as buyer-seller communication improved compared to a year ago.

Q3 2025 Mid-North Beach Luxury Condo Inventory: Up YoY

Q3 2025 closed with 21 months of inventory

 

Mid-Beach and North-Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 15

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Following the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in Mid-North Beach reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was up from 18 months in June 2025 to 21 months in September 2025, reporting a 16.7% increase. (Fig. 15)

• On a year-over-year basis, inventory was up from 16 months in September last year to 21 months in September 2025, posting a 31.3% increase.

 

At 21 months, inventory continued exceeding the 9-12-month benchmark of a balanced market, providing buyers more choices and greater leverage in negotiations.

4. Miami Beach Neighborhoods: Surfside & Bal Harbour (33154)

 

 

 

 

Q3 2025 Surfside & Bal Harbour Luxury Condo Sales: Up YoY – Lead % Growth in Overall Miami

Sales up 50% year-over-year; 12-month sales trendline positive

 

Surfside & Bal Harbour Quarterly Sales 2015-2025 - Fig. 17.1

 

 

Surfside & Bal Harbour 12-Month Sales with Trendline - Fig. 17.2

 

 

Aligning with the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, Surfside & Bal Harbour reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales soared 50%, up from 20 in Q3 last year to 30 sales in Q3 2025. (Fig. 16.1)

• Q3 2025 vs Q2 2025: Sales decreased 6.3% quarter-over-quarter, down from 32 in the previous quarter to 30 in Q2 2025. (Fig. 16)

 

Surfside and Bal Harbour (combined) emerged as the top-performing submarket in Miami, leading the overall market in Q3 2025 with the highest year-over-year sales increase at 50%.

 

Buoyed by high demand, the 12-month Sales Trendline of Fig. 17.2 maintained its positive trajectory from Q1 2025 to Q3 2025.

Q3 2025 Surfside & Bal Harbour Luxury Condo Price Trends: Up YoY

Q3 2025 Price per Square Foot up 4.5% to $1,297; Median Price up year-over-year

 

Surfside & Bal Harbour Quarterly Price per Sq. Ft. 2017-2025 - Fig. 18

 

Consistent with the overall Miami trend of an increase in year-over-year Price per Square Foot and Median Price, the luxury condo market in Surfside & Bal Harbour reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. increased 4.5%, up from $1,241 in Q3 of the previous year to $1,297 in the same quarter of 2025. (Fig. 16.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. increased 3.6% quarter-over-quarter, up from $1,253 in Q2 2025 to $1,297 this third quarter. (Fig. 16)

• Q3 2025 vs Q3 2024: Median Sales Price jumped 24.7%, up from $3,277,500 in Q3 a year ago to $4,087,500 in the comparable quarter of 2025. (Fig. 16.1)

• Q3 2025 vs Q2 2025: Median Sales Price increased 72.1% quarter-over-quarter, up from $2,375,000 in Q2 2025 to $4,087,500 this third quarter. (Fig. 16)

 

A review of the 9-year snapshot of Quarterly luxury condo prices above (Fig. 18) shows that prices again closed in the upper ranges, indicating that sellers continued receiving good value for their luxury properties in this upscale neighborhood pairing.

Q3 2025 Surfside & Bal Harbour Days on Market: Up QoQ & YoY

Days on Market up 38% year-over-year

 

Surfside & Bal Harbour Quarterly Days on Market 2018-2025 – Fig. 19

 

Partly deviating from the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, luxury condos in Surfside & Bal Harbour reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 26 more days on the market compared to Q3 2024, reporting a 38% uptick in year-over-year stats. (Fig. 19)

• Q3 2025 vs Q2 2025: Luxury condos spent 3 extra days on the market compared to Q2 2025, recording a 3.3% increase in quarter-over-quarter DOM.

• At 94 days, the statistic reveals longer decision-making timelines, highlighting a gap between buyer and seller expectations.

Q3 2025 Surfside & Bal Harbour Luxury Condo Inventory: Down YoY

Q3 2025 closed with 17 months of inventory

 

Surfside & Bal Harbour Months of Inventory from Mar. 2019 to Sep. 2025 - Fig. 20

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Positively deviating from the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in Surfside & Bal Harbour reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory stayed flat at 17 months between June and September this year. (Fig. 20)

• On a year-over-year basis, inventory was down from 20 months in September 2024 to 17 months in September this year, reporting a 15% decline.

 

At 17 months, inventory continued trending above the 9-12-month ideal range, keeping the market buyer-friendly with a significant surplus of choices.

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5. Miami Beach Neighborhoods: Sunny Isles Beach (33160)

 

 

 

Q3 2025 Sunny Isles Beach Luxury Condo Sales: Up YoY

Sales up 9.6% year-over-year; 12-month sales trendline negative

 

Sunny Isles Beach Luxury Condo Quarterly Sales 2015-2025 - Fig. 22.1

 

Sunny Isles Beach Luxury Condo 12-Month Sales with Trendline - Fig. 22.2

 

Echoing the overall Miami market trend of higher year-over-year and lower quarter-over-quarter activity, luxury condos in Sunny Isles Beach reported the following key sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales improved 9.6%, up from 52 in Q3 last year to 57 sales in the same quarter of 2025. (Fig. 21.1)

• Q3 2025 vs Q2 2025: Sales declined 20.8% quarter-over-quarter, down from 72 in the previous quarter to 57 in Q3 2025. (Fig. 21)

 

Sunny Isles Beach regained its position as Miami’s top sales-volume contributor in Q3, after a brief pause in Q2 when South Beach took the lead.

 

Even with higher year-over-year sales, the 12-month Sales Trendline of Fig. 22.2 shifted from a positive curve in Q2 this year to a negative trajectory in the third quarter, suggesting a possible slowing as we enter the last quarter of the year.

Q3 2025 Sunny Isles Beach Luxury Condo Prices: Down YoY

Q3 2025 Price per Square Foot down 3.5% to $977; Median Price down year-over-year

 

Sunny Isles Beach Quarterly Price per Sq. Ft. 2017-2025 - Fig. 23

In contrast to the overall Miami trend of higher year-over-year price per square foot and median price, the luxury condo market in Sunny Isles Beach reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. decreased 3.5%, down from $1,012 in Q3 of the previous year to $977 in the same quarter of 2025. (Fig. 21.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. increased 9.4% quarter-over-quarter, up from $893 in Q2 2025 to $977 this third quarter. (Fig. 21)

• Q3 2025 vs Q3 2024: Median Sales Price declined 9.5%, down from $2,100,000 in Q3 last year to $1,900,000 in the comparable quarter of 2025. (Fig. 21.1)

• Q3 2025 vs Q2 2025: Median Sales Price stayed mostly flat quarter-over-quarter, slightly down from $1,917,500 in Q2 2025 to $1,900,000 this third quarter. (Fig. 21)

 

A review of the 9-year snapshot of quarterly luxury condo prices above (Fig. 23) shows that prices closed in the upper ranges, still offering sellers good returns on their luxury condo investments in this oceanfront enclave despite recording declines.

 

Sunny Isles Beach held onto its status as the most accessible entry point into Miami Beach’s luxury condo market, reporting the lowest price per square foot among all beachside neighborhoods this quarter.

Q3 2025 Sunny Isles Beach Days on Market: Down QoQ, Up YoY

Days on Market up 34% year-over-year

 

Sunny Isles Beach Quarterly Days on Market 2018-2025 – Fig. 24

Aligning with the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, luxury condos in Sunny Isles Beach reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 26 more days on the market compared to Q3 a year ago, reporting a 34% uptick in year-over-year stats. (Fig. 24)

• Q3 2025 vs Q2 2025: Luxury condos spent 36 fewer days on the market compared to Q2 2025, reporting a 26% decrease in quarter-over-quarter DOM.

• At 103 days, luxury condos moved at a slower pace, suggesting a possible misalignment between buyer and seller expectations.

Q3 2025 Sunny Isles Beach Inventory: Up YoY

Q3 2025 closed with 24 months of inventory

 

Sunny Isles Beach Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 25

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Following the overall market trend of an increase in quarter-over-quarter and year-over-year inventory, luxury condos in Sunny Isles Beach reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was up from 22 months in June 2025 to 24 months in September 2025, posting a 9% increase. (Fig. 25)

• On a year-over-year basis, inventory was up from 19 months in September 2024 to 24 months in September this year, reporting a 26.3% increase.

 

At 24 months, inventory far exceeded the ideal 9-12-month range, giving buyers a clear advantage with abundant options.

6. Miami Beach Neighborhoods: Fisher Island (33109)

 

 

 

 

Q3 2025 Fisher Island Luxury Condo Sales: Down YoY

Sales down 33.3% year-over-year; 12-month sales trendline positive

 

Fisher Island Luxury Condo Quarterly Sales 2015-2025 - Fig. 27.1

 

Fisher Island Luxury Condo 12-Month Sales with Trendline - Fig. 27.2

 

Partly deviating from the overall Miami market trend of an increase in year-over-year and decline in quarter-over-quarter sales, luxury condos in Fisher Island reported the following sales statistics this third quarter:

 

• Q3 2025 vs Q3 2024: Sales dipped 33.3%, down from 6 in Q3 last year to 4 sales for the same quarter in 2025. (Fig. 26.1)

• Q3 2025 vs Q2 2025: Sales dropped 66.7% quarter-over-quarter, down from 12 in the previous quarter to 4 in Q3 2025. (Fig. 26)

 

Even with lower sales velocity, the 12-month Sales Trendline of Fig. 27.2 maintained its upward curve from Q2 to Q3 2025, suggesting ample momentum for the market to conclude the year on a stable note.

Q3 2025 Fisher Island Luxury Condo Prices: Up YoY

Q3 2025 Price per Square Foot up 27.8% to a peak of $2,708; Median Price up year-over-year

 

Fisher Island Quarterly Price per Sq. Ft. 2017-2025 - Fig. 28

Echoing the overall Miami trend of year-over-year price per square foot and median price gains, the luxury condo market in Fisher Island reported the following key price stats for Q3 2025:

 

• Q3 2025 vs Q3 2024: Price/Sq. Ft. increased 27.8%, up from $2,119 in Q3 last year to $2,708 in the same quarter of 2025. (Fig. 26.1)

• Q3 2025 vs Q2 2025: Price/Sq. Ft. increased 14.3% quarter-over-quarter, up from $2,369 in Q2 2025 to $2,708 this third quarter. (Fig. 26)

• Q3 2025 vs Q3 2024: Median Sales Price increased 35.3%, up from $8,309,670 in Q3 of the previous year to $11,245,250 for the same quarter in 2025. (Fig. 26.1)

• Q3 2025 vs Q2 2025: Median Sales Price increased 52% quarter-over-quarter, up from $7,400,000 in Q2 2025 to $11,245,250 this third quarter. (Fig. 26)

 

A review of the 9-year snapshot of quarterly luxury condo prices below (Fig. 28) interestingly shows that prices closed at their highest-ever, indicating that sellers continued receiving top-dollar for their luxury properties in this premium island community.

 

Fisher Island maintained its footing as Miami’s most exclusive and highest-priced zip code, consistently posting the top price per square foot and median sale price among all neighborhoods in our quarterly review.

Q3 2025 Fisher Island Days on Market: Up QoQ & YoY

Days on Market up 31% year-over-year

 

Fisher Island Quarterly Days on Market 2018-2025 – Fig. 29

Partly deviating from the overall Miami trend of a decline in quarter-over-quarter and an increase in year-over-year numbers, Fisher Island reported the following days on market statistics:

 

• Q3 2025 vs Q3 2024: Luxury condos spent 27 extra days on the market compared to Q3 last year, logging a 31% uptick in year-over-year stats. (Fig. 29)

• Q3 2025 vs Q2 2025: Luxury condos spent 32 days more on the market compared to Q2 2025, posting a 38.6% increase in quarter-over-quarter DOM.

• At 115 days, data reflects a more deliberate buyer pace, which feels even more pronounced in a compact, high-end market like this exclusive island community.

Q3 2025 Fisher Island Luxury Condo Inventory: Down YoY

Q3 2025 closed with 17 months of inventory

 

Fisher Island Months of Inventory from Mar. 2019 to Sep.2025 - Fig. 30

 

A balanced market has 9-12 months of inventory. The months of inventory are calculated as the number of active listings plus the number of pending listings divided by the average number of deals in the last 6 months.

 

Positively deviating from the overall market trend of higher quarter-over-quarter and year-over-year inventory, luxury condos in Fisher Island reported the following statistics for Q3 2025:

 

• On a quarter-over-quarter basis, inventory was down from 18 months in June 2025 to 17 months in September 2025, posting a 5.6% decrease. (Fig. 30)

• On a year-over-year basis, inventory was similarly down from 18 months in September last year to 17 months in September this year, reporting a 5.6% decrease.

 

As seen across the other submarkets in this report, luxury condo inventory in this island community also closed above the ideal 9-12-month benchmark, giving buyers the leading edge in both selection and negotiations.

Looking to sell your luxury home in Fisher Island? Call, chat, or email for a FREE market evaluation of your property to make the most of your investment.

7. Q3 2025 Miami Beach Luxury Condo Market Conclusion

 

With stronger year-over-year sales momentum and a positive 12-month sales trendline, the Miami Beach luxury condo market showed signs of good health in a quarter typically defined by seasonal softening. Even in a buyer-friendly environment, the price per square foot delivered double-digit year-over-year gains, underscoring a more mature, resilient market with room for further growth.

 

In Q3 2025, Miami Beach’s luxury condo market reported a 19.5% surge in year-over-year sales. Neighborhood sales were also up across the board, in line with our overall Miami market observations.

 

Given that nearly all neighborhoods recorded a positive 12-month Sales Trendline in Q3 2025 (Sunny Isles Beach being the only outlier), and considering the tailwinds detailed towards the end of this report, our vast experience as luxury condo market experts leads us to anticipate that the traditionally slower fourth quarter will close on a stable, if not stronger, note.

 

Two Miami Beach neighborhoods again stood out as top performers in Q3 2025, each demonstrating strength in different ways. Sunny Isles Beach re-emerged as a buyer favorite, leading with the highest sales volume of 57, while Surfside and Bal Harbour (combined) delivered the highest year-over-year percentage increase in sales, surging 50% and outpacing every other submarket in both Miami Beach and overall Miami.

 

In our quarterly price analysis, most Miami Beach neighborhoods reported an increase in year-over-year price per square foot, much in line with the overall trend. Fisher Island retained its position as Miami’s most premium zip code, setting a new record for price per square foot at $2,708 and reporting the highest median sales price at $11.2 million.

 

Meanwhile, Sunny Isles Beach continued to offer the most attractive entry point into Miami Beach’s luxury condo market at $977 per square foot.

 

South Beach took the lead as the fastest-selling market in Miami Beach this third quarter, with a year-over-year decline in its days on market. However, most neighborhoods in our quarterly watch reported an increase in year-over-year days on market, just like the overall Miami trend.

 

Inventory was a mixed bag this quarter, with half neighborhoods posting lower levels year-on-year and half posting positive results. And while South Beach continued recording the lowest levels of inventory in Miami Beach at 15 months, Sunny Isles Beach posted the highest levels at 24 months.

 

Still, as inventory closed above the 9–12-month range of an ideal market, this beachside grouping remained a buyer’s market. This gives buyers and investors the edge in terms of negotiations with a wider selection at their disposal. 

 

However, as luxury housing specialists, we expect the market to rebound to a more balanced position in 2026 as sellers continue recalibrating prices to match the market mood and more buyers enter the market for the reasons listed below.

 

With the final quarter just around the corner, we expect the following factors to drive Miami’s luxury condo market:

 

• As mortgage rates fall to their lowest point in a year and insurance premiums reduce sharply, we are already seeing a positive shift in buyer interest. Pairing this with HB 913 and HB 939, adding greater predictability to ownership costs, we expect buyer confidence to steadily rebuild through the remainder of 2025 and into the first half of 2026.

 

• We further anticipate Zohran Mamdani's election to trigger the next exodus of wealthy individuals from the state of New York and a boom cycle for Miami’s luxury condo market. Add to that the continuing debate on Miami vs. New York cost of living, and we have the perfect recipe for a brand-new surge.

 

• As Miami braces for up to one million World Cup visitors next year and Airbnb steps up as the official partner, we expect our growing roster of Airbnb-friendly luxury condominiums to gain global traction.

 

• Having surpassed New York as the world’s top destination for ultra-high-net-worth second-home buyers, we expect to welcome an even greater influx of high-net-worth individuals drawn to our iconic beaches, dynamic lifestyle, pro-business climate, cultural richness, and world-class luxury condo offerings.

 

 

 

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