Condo Taxable Values Fell Countywide, Hardest in Aventura and Sunny Isles, While Coral Gables Rose 6.5%

The county assessor's 2026 roll shows condominium values down 1.2% countywide, with Aventura condos off 4.2% and Sunny Isles off 3.5%. Coral Gables went the other way.

The 2026 Miami-Dade tax roll contains the cleanest third-party confirmation a condo owner is going to get this year. Per the Coral Gables Gazette's reporting on the roll, condominium values fell 1.2 percent countywide. The declines were concentrated in the two most condo-dependent submarkets on the map.

Aventura condominium values were down 4.2 percent. Sunny Isles Beach condominium values were down 3.5 percent. Coral Gables condominiums went the opposite direction and rose 1.9 percent, and the city's overall taxable value rose an estimated 6.5 percent to $27.70 billion.

Read the two percentages carefully

There are two different measurements in circulation and they do not mean the same thing. The 4.2 percent and 3.5 percent declines are the condominium component of each city's roll. The Property Appraiser's June 1 table shows Aventura's total roll growing 0.8 percent and Sunny Isles Beach's growing 2.0 percent, because land and non-condo property carried those cities into positive territory. Both sets of numbers are accurate. Anyone quoting one as the other is misleading you.

The rest of the county

• Growth rates by city. Miami Beach 3.5 percent, Key Biscayne 4.2 percent, Pinecrest 5.8 percent, Aventura 0.8 percent on the total roll.
• Two cities went negative outright. El Portal at -3.4 percent and Virginia Gardens at -5.5 percent on the June 1 estimate table.
• The county gain roughly halved. The Gazette notes the 5.5 percent estimated countywide gain was a marked slowdown from 8.5 percent a year earlier.
• New construction carried Coral Gables. $261 million of the city's increase came from new construction.

Coral Gables is proposing to hold its property tax rate at 5.559 mills for the twelfth consecutive year. Because values rose, that flat rate still generates about $8.9 million more in property tax revenue. That is the mechanism most owners miss: the rate can stay put and the bill still goes up.

My read

If you own a condo in Aventura or Sunny Isles and you are still anchored to a 2022 number, this is the document I would put in front of you. It is not a broker's opinion, it is the county assessor. The direction is down, and the county is the one saying it. On the other side, a Coral Gables condo owner now has evidence their submarket moved against the trend. One caveat I will be straight about: the condo-only percentages were published for Aventura, Sunny Isles and Coral Gables, not for every city, and the certified October roll could revise these.