The clearest opening right now is in condos, where buyers have the most negotiating room, but a low price does not make a good rental. Single-family homes cost more and supply is tighter, with fewer costs you cannot control. The deciding numbers are association fees, insurance and taxes.
The market today
| September 2026 | Median sale price | Change in a year | Months of supply | Cash sales |
|---|---|---|---|---|
| Miami-Dade houses | $692,000 | +4.1% | 5.1 | 26.2% |
| Miami-Dade condos | $417,090 | -0.7% | 12.3 | 49.4% |
| Broward houses | $641,500 | +2.4% | 4.2 | 24.9% |
| Broward condos | $235,000 | -14.6% | 10.2 | 54.7% |
Source: MIAMI REALTORS + RWorld, Miami-Dade and Broward, as reported in October 2026.
- Condos favor the buyer. More than 10 months of supply in both counties gives room to negotiate. Broward's 14.6% drop in the condo median also reflects what is selling, so compare individual buildings instead of relying on the county figure.
- Houses are tighter. With 4 to 5 months of supply, expect less room on price, especially for well-kept homes.
- Cash is common. About half of condo sales in both counties closed in cash, so a financed offer needs to be clean and well prepared.
Price ranges and rental demand by city
These are the cities our team covers with a full guide. Asking prices and rents come from today's MLS listings. The last column shows the share of households that rent.
| City | County | For sale | Median list price | Median list rent | Renter households |
|---|---|---|---|---|---|
| Pembroke Pines | Broward | 944 | $281,000 | $2,300 | 30% |
| Miramar | Broward | 502 | $547,000 | $2,700 | 31% |
| Weston | Broward | 370 | $767,000 | $3,800 | 27% |
| Davie | Broward | 518 | $370,000 | $2,300 | 33% |
| Cooper City | Broward | 93 | $750,000 | $4,150 | 14% |
| Plantation | Broward | 549 | $379,999 | $2,350 | 36% |
| Southwest Ranches | Broward | 72 | $2,750,000 | $14,187 | n/a |
| Miami Lakes | Miami-Dade | 112 | $835,000 | $3,250 | 40% |
| Fort Lauderdale | Broward | 2,769 | $675,000 | $2,700 | 46% |
| Coral Gables | Miami-Dade | 326 | $1,822,500 | $4,150 | 36% |
| South Miami | Miami-Dade | 51 | $1,195,000 | $2,900 | 40% |
For sale, price and rent: active residential listings in the MIAMI MLS as of November 5, 2026, deemed reliable but not guaranteed. Asking prices cover all home types, so a city's condos and houses can sit far apart. Renter households: U.S. Census Bureau, ACS 2020-2024.
For a countywide reference on rents, HUD's fiscal 2026 Fair Market Rents were about $2,436 for a two-bedroom and $3,127 for a three-bedroom in the Miami-Miami Beach-Kendall area, and about $2,333 and $3,216 in the Fort Lauderdale area. HUD sets these at the 40th percentile of rents, so they are a benchmark for voucher programs and not a forecast for a specific home.
Where to look
- Fort Lauderdale: the highest renter share on our list, about 46% of households, with a wide mix of condos and houses. Check each building's age and reserves, and the flood zone of each address.
- Pembroke Pines and Miramar: large condo and townhome markets plus single-family homes, from older neighborhoods to newer planned communities near I-75. Both have good highway access, and Miramar borders Miami-Dade, which draws tenants who work in either county.
- Plantation and Davie: about one household in three rents. Davie is home to the main campuses of Nova Southeastern University and Broward College.
- Weston and Cooper City: mostly owner-occupied, with fewer rental alternatives and higher entry prices. In Weston, most homes have an association and often a master association too, so review both sets of fees and leasing rules.
- Miami Lakes, Coral Gables and South Miami: established Miami-Dade markets with higher entry prices. Coral Gables is also home to the University of Miami.
- Brickell, Edgewater and Aventura: condo markets where many investors look first. Competition among units for sale is high and building costs vary widely, so association financials and leasing rules matter as much as the view.
Condo or single-family home
| Condo | Single-family home | |
|---|---|---|
| Entry price | Lower: county medians of $235,000 to $417,090 | Higher: county medians of $641,500 to $692,000 |
| Negotiating room | More: 10 to 12 months of supply | Less: 4 to 5 months of supply |
| Monthly costs | Association fee, which can rise, plus possible special assessments | Possible HOA fee, plus all maintenance and the full insurance policy |
| Exterior and structure | Handled by the association and paid for by owners | Your responsibility: roof, windows, yard, pool |
| Control | Lower: the board sets budgets, rules and tenant approval | Higher, unless an HOA applies |
| Main risk | Reserve shortfalls and special assessments | Larger capital needed and major repairs on one owner |
Association rules and condo reserves
Florida tightened condo rules after the 2021 Surfside collapse, and those rules now shape the cost of owning in older buildings.
- Milestone inspections: required for condo and co-op buildings with three or more habitable stories, starting at 30 years of age and every 10 years after that.
- Structural integrity reserve studies: required for buildings with three or more stories, every 10 years. Associations must fund these reserves according to the study, with limited exceptions, so fees or assessments can rise.
- Documents you get: in a resale, the seller must give you the declaration, bylaws and rules, annual financial statement and budget, the milestone inspection summary if there is one, and the latest reserve study or a statement that none exists. You can cancel within 7 days, excluding weekends and legal holidays, after receiving them (Florida Statutes 718.503).
- Leasing rules: before an offer, confirm the minimum lease term, how many times a year you can lease, whether the board must approve tenants and any waiting period for new owners.
- Financing: ask your lender early whether the building qualifies, because a loan on an investment unit depends on the association's finances as well as yours.
Insurance and taxes
- Quote the exact address before you offer. Roof age, wind protection and flood zone all change the price, and a policy for a rental is not the same as one for a home you live in. Flood coverage is usually separate.
- Condo owners pay twice. The association's master policy is built into the fee, and you still carry your own unit policy. In Miami-Dade, that unit policy averaged about $2,300 a year at the end of 2024, according to Florida International University data.
- Use your own tax estimate, not the seller's bill. Rentals do not get a homestead exemption, and a sale generally resets the assessed value to market value.
- Amendment 3 changes the cap. Voters approved it on November 3, 2026. Starting January 1, 2027, assessment increases on non-homestead property are capped at 5% a year instead of 10% for non-school taxes. School taxes stay uncapped, and local governments can still change their tax rates.
- Short-term rentals have their own rules. They depend on the city, the zoning district and the association. Miami Beach restricts them in most residential areas, and the City of Miami limits them by zone. Confirm with the city first, and budget for licenses and lodging taxes.
How to run the numbers
- Start with a realistic rent from recent leases of similar homes, not from the highest asking price.
- Subtract association fees, insurance, property taxes at the new assessed value, maintenance, management and a vacancy allowance.
- Add a cushion for special assessments in a condo, or a roof and air conditioning reserve in a house.
- Compare what is left with your mortgage payment and your cash invested.
- Test the deal with a higher insurance premium and a month or two without a tenant.
Updated November 4, 2026. This page is general information, not financial, legal or tax advice. Rules and prices change, and no return is guaranteed. Confirm the details with your lender, insurance agent, attorney and tax professional.