How every number here is made.

Sources

• Miami MLS. Listings and closed sales and leases from the Miami Association of REALTORS® multiple listing service, through the Bridge Interactive IDX feed. This is the source of every price, sale, lease, days-on-market and inventory figure on the site.
• Miami-Dade County Property Appraiser. Public parcel data used for building facts such as residential unit counts and year built, matched to each building by address.
• Federal Reserve Economic Data (FRED). Mortgage rates from the Freddie Mac Primary Mortgage Market Survey, the 10-year Treasury yield, the federal funds target range, and the S&P CoreLogic Case-Shiller Miami Home Price Index.
• Developers and operators. Pre-construction details come from developer-published materials and project records. Rental-community details come from county multifamily parcel records, MLS lease records and the communities' own published rate sheets, each dated where it appears.
• Market Desk articles cite their sources inside each post.

Rules for every number

• Medians, not averages. One penthouse sale moves an average a lot and a median very little.
• Price per square foot is the closing price divided by the living area recorded in the MLS. Sales without a recorded size are left out of $/SF figures but still count as sales.
• Sale-to-list is the closing price divided by the last list price.
• Days on market is the figure the MLS records for the listing.
• Every figure has a window and a date. Windows are counted back from the date of the MLS pull, and each page shows that "as of" date.
• Thin data is labelled or held back. The thresholds for each data product are listed in its section below.
• Closed sales and leases are shown as data only. Under MLS display rules, closed listings appear without photos or agent names. Active listings always show the brokerage that listed them.

Condo building pages

Every condo building page is built from the same weekly MLS pull. It covers condominium listings for sale and for lease in four statuses: active, active under contract, pending and closed.

How a listing is matched to a building

By address, never by the MLS "building name" field, which often holds a subdivision or plat name shared by several towers. A listing's street address and ZIP code are matched against each building's main and alternate addresses in three passes, from exact to looser spellings. If two buildings claim the same address, the building's main address wins over an alternate one.

What the pages show

• On the market now: active and pending listings, for sale and for lease, as of the pull date.
• Last 12 months: closings dated within the 12 months before the pull. The page shows counts, the median closed $/SF, the median rent and the median days on market for that window.
• Price history by year: the median closed $/SF for each calendar year, with the number of sales that year. The current year is partial. A year with fewer than three closings is drawn pale and labelled "too few for a median": its figure is the closing itself or the average of two.
• Closed $/SF by unit size appears only when at least two unit sizes have three or more sales in the 12 months. Sizes with fewer than three sales are drawn pale, marked, and show their count.
• Floor by floor: the stacking plan drawn from the building's own MLS unit numbers (5614 is floor 56, line 14). A cell exists only where the MLS has recorded a listing, a closing or a lease; a blank means no record was seen. Column widths follow each line's median recorded living area. The drawing appears only when at least 12 units sit on the grid, on at least three floors, and the record covers at least 30% of the grid. Its $/SF figures are 24-month medians over three or more sales, each with its count.
• The written summary quotes a median only when it rests on at least three closings. With one or two, it gives the actual figures instead. It compares this year with the year before only when both 12-month windows have at least three sales.

Every median on a building page rests on at least three closings and shows how many, and over which window, for example "$357 · 3 sales · 24 mo". When the last 12 months hold fewer than three, the window widens to 24 months and the label says so. If 24 months still hold fewer than three, no median is shown.

The closed record behind the building pages runs from October 28, 2019 (the earliest closing in the feed) to October 23, 2026: 61,898 closed sales and 108,941 closed leases in 2,159 buildings, from the pull of Oct 9, 2026.

Miami Condo Index

A monthly series from January 2020 to the last full month before the MLS pull. It covers condo buildings in 17 Miami neighborhoods, not all of Miami-Dade: Aventura, Bal Harbour, Bay Harbor Islands, Brickell, Coconut Grove, Coral Gables (only the buildings on file so far, not the whole city), Downtown, Edgewater, Fisher Island, Key Biscayne, Miami Beach, Mid-Beach, Midtown, North Beach, South Beach, Sunny Isles Beach and Surfside.

• Measures: median closed $/SF, closings, median days on market, median sale-to-list, median lease rent per square foot per month, and lease closings. There is one series for all 17 neighborhoods together and one for each neighborhood. A building belongs to the neighborhood of its city and ZIP code, or to the city the Miami-Dade Property Appraiser records when the MLS files it elsewhere (the Coral Gables buildings the MLS lists as Miami).
• Rolling window: each month's value is the median of that month and the two before it.
• Sample-size rule: a value is published only when its 3-month window holds at least 15 closings. Closing counts are always shown, because they are the sample size.
• Cleaning: a closed record that appears twice (same building, unit, date and price) counts once. $/SF uses only units of at least 200 sq ft with a result between $50 and $10,000. Sale-to-list must fall between 0.5 and 1.5, and days on market between 0 and 3,650. Lease rents must fall between $300 and $100,000 a month, and between $0.30 and $20 per square foot.
• Read it with care: a neighborhood median moves with the mix of buildings that happen to trade in a given month, as well as with prices.

Source line for citations: Miami MLS via Bridge IDX; analysis by Enrique Ponte Ojeda. Citing this data? See For journalists.

Building rankings

Five rankings built from the same cleaned records as the index. Windows end at the index's last full month: "last 12 months" and "last 24 months" are counted back from that month. Buildings with fewer than 8 units are excluded, and every row shows its sample size.

Market statistics

The market statistics console compares 58 Miami markets. It covers homes for sale only, split three ways: all homes, single-family houses and condos. Each market is a municipality where the market is a city or village, a ZIP code for City of Miami neighborhoods, or a drawn boundary in a few cases. The geography is stated on every market.

• Window: closings in the last 182 days (six months), plus listings active on the pull date.
• Figures: median sale price, median $/SF, median sale-to-list, median days on market, closings, active listings, median list price, and months of supply (active listings divided by the average monthly closings).
• Sample-size rule: a market with fewer than 25 closings in six months is measured over 12 months instead, and the page says so. A market with fewer than 12 closings even over 12 months is measured over 24 months, and the page says so. A market with fewer than 12 closings even over 24 months is not published. Where a segment has fewer than 12 closings, the page flags its medians as thin.
• No trend arrows yet. Up and down arrows need a history of past weekly snapshots. The archive started on October 9, 2026, and arrows stay off until at least eight weekly snapshots exist.

Current window: Apr 9 to Oct 8, 2026.

Rental communities

The rental community directory joins three sources by street address: Miami-Dade multifamily parcel records, MLS lease activity, and the communities' own websites and rate sheets.

• "MLS median rent" is the middle value of the rents across a community's active lease listings and the leases closed there in the prior 24 months. Rents outside $500 to $60,000 a month are left out, and an address needs at least three MLS lease records to be counted.
• Published pricing comes from the community's own rate sheet, with its date. Concessions and live availability change weekly, so I confirm them with the leasing office before quoting.
• Freshness: rental community data is as of Oct 26, 2026, and every community page shows that date.

Listings and search

• The search page opens with a weekly snapshot of 234 listings across 13 areas, labelled as a snapshot with its date. It then loads live MLS results for the area on the map. Live results are cached for about 30 minutes by ZIP code and about 6 hours by map area.
• A listing page reads the live MLS record when you open it (cached for about 15 minutes).
• Office listings are the active listings of my brokerage, Carmona Realty Group, refreshed weekly.
• Every listing shows the brokerage that listed it. Listing information is deemed reliable but not guaranteed and should be confirmed independently.

Rates

Rates come from FRED's public data each week. The 30-year and 15-year fixed mortgage rates are the Freddie Mac weekly survey averages, not a quote. The 10-year Treasury and the federal funds target range are daily series. The Case-Shiller Miami index is monthly and runs about two months behind. Latest 30-year average on file: Oct 8, 2026.

The calculators on this site use only the numbers you enter. Where a calculator offers "use today's rate", it fills in that weekly survey average.

My track record

The closed-deal figures on the home and about pages count only transactions where the MLS lists me as the listing agent or the buyer's agent, under MLS agent ID 3571606. Anyone with MLS access can check them. They change only after a fresh MLS check following a new closing.

When data refreshes

If a weekly refresh fails, the last good version stays up and nothing half-built is published.

What this data is not

• Not a valuation. A building's median says where that building trades. It does not say what a particular unit is worth. Floor, view, condition and timing matter. An algorithm guesses. A CMA is built. Ask me for one.
• Not a forecast. Everything here describes closed and current activity.
• Not complete. It covers what goes through the Miami MLS. Private sales, some new-construction closings and off-market deals may be missing.
• Not unit-level downloads. The site publishes aggregates and individual listings as MLS rules allow, never a bulk export of closed records.

Corrections

If a building is missing, a unit landed in the wrong building, or a figure looks off, send me the page link and what you see. I check it against the MLS record and fix the source data, so the correction carries into the next weekly build. Contact me, or email eponteojeda@gmail.com.

Last reviewed October 9, 2026.