Miami-Dade New Listings 2026: 3,148 in July, Down 7%

Last updated: August 2026

New listings count the properties owners actually chose to put on the market in a given month. In Miami-Dade the number was 3,148 in July 2026, down from 3,388 in July 2025, a decline of roughly 7 percent [1]. Across the first seven months of 2026 the county recorded 25,512 new listings against 27,970 in the same stretch of 2025, and against 30,214 in the same stretch of 2019 [1]. Over the same month, the county's pending listing count rose to 3,355 from 3,156 and its active listing count fell to 16,534 from 19,208 [1]. Read together, those three series say something closed sales and months of supply cannot: fewer Miami-Dade owners are electing to sell, buyers are absorbing more of what does come to market, and standing inventory is draining as a result. Miami-Dade new listings is the only widely published housing series that measures a decision rather than an outcome, which is why it moves before closed sales and before price.

Is it a buyer's market or a seller's market in Miami right now?

The county does not have one answer, because the two property types are reading in opposite directions.

For July 2026, MIAMI REALTORS reported single-family active listings at 4,275, down 22.8 percent year over year, and condominium listings at 11,324, down 11.8 percent [2]. Months of supply was 4.8 months for single-family and 12 months for condominiums, with MIAMI REALTORS describing six to nine months as the balanced range [2]. By that convention the single-family segment sits below balance and the condominium segment sits well above it.

The listing flow adds the part the supply figure leaves out. Single-family owners are withholding, so what sells is not being replaced and the stock contracted roughly twice as fast as the condominium stock. Condominium owners are still listing into a stock that is large relative to absorption, so even a shrinking flow of new condo listings leaves that segment heavy. Anyone comparing a unit in a dense vertical market such as Brickell against a single-family submarket is comparing two different supply pictures, not one county market.

Why are there so many homes for sale in Miami-Dade?

Two reasons, and they are commonly confused with each other.

The first is that the visible count is a stock, not a flow. Three listing series get quoted interchangeably and they measure different things. New listing count is a flow: the count of listings added during the month [3]. Active listing count and pending listing count are snapshots, defined as how many listings can be expected on any given day of the specified month [3]. Months of supply is derived from the active snapshot divided by a sales rate, so it carries none of the flow information. A large standing count can coexist with a shrinking listing flow, which is precisely the Miami-Dade condominium situation.

The second is recycled inventory. A seller who withdraws a listing, changes brokerage, and re-enters the property under a new MLS number produces a second new-listing event for the same home, and depending on the rules a given MLS applies to cancelled and expired statuses, days on market can reset with it. Buyers scrolling a portal see two listings where one property exists.

The measurement gap is visible in the published data. For July 2026, Realtor.com data put Miami-Dade active listings at 16,534 [1], while MIAMI REALTORS, reporting directly from the MLS, put total active listings at 15,599 [2]. Same county, same month, a difference of roughly 900 properties. Neither is wrong. They apply different rules about what counts and when.

Is now a good time to sell my house in Miami?

That is a question about competition, and the listing flow is the series that answers it. What follows is a read of the published data, not a forecast and not a recommendation about any individual property.

Four combinations of new listings and pending activity describe the possible conditions.

New listings rising, pendings flat. Every additional listing competes for a buyer pool that is not growing. This is the combination that compresses pricing power, and it tends to appear first in the share of sellers cutting price, then in the sale-to-list ratio, and only later in the median.

New listings rising, pendings rising. Both sides are showing up. Direction depends on which is growing faster.

New listings falling, pendings rising. This is the current county-wide Miami-Dade read: supply formation down about 7 percent in July while the pending count ran about 6 percent higher than a year earlier [1], with the single-family segment showing the sharpest inventory contraction [2]. Sellers listing into this pattern face less direct competition than a year earlier, though the condominium segment's 12-month supply figure shows the condition is not uniform across the county [2].

New listings falling, pendings falling. Volume dries up in both directions and the median becomes thin and unreliable.

One measurement discipline applies throughout. A new-listing count from one source divided by a closed-sales or pending count from another produces a meaningless ratio, because the listing universes differ by roughly 900 properties as shown above. Any ratio should come from a single dataset.

How long is it taking to sell a home in Miami-Dade?

The two property types separate here as well. In July 2026 the median number of days between listing and contract was 45 for Miami-Dade single-family homes and 86 for existing condominiums, and median days to sale, which adds the escrow period, were 88 and 125 respectively [2].

Price behavior tracks the same split. The median percent of original list price received was 96 percent for single-family homes and 93 percent for existing condominiums in July 2026 [2]. Redfin's county-level sale-to-list ratio across all home types was 95.5 percent for the three months ending June 2026 [4]. Those spreads describe what the market has been paying relative to opening asking prices, and they widen as time on market extends.

Financing eligibility is part of why condominium timelines run longer. Fannie Mae and Freddie Mac eliminated the limited review option for many condominium loans effective August 3, 2026, and only 21 of the 2,397 condominium buildings across Miami-Dade, Broward, and Palm Beach counties were approved for FHA loans as of the July report [2]. Fewer eligible financing paths narrows the buyer pool for a given unit, which shows up as longer marketing time rather than as a smaller listing count. Project-level eligibility varies building by building and is worth confirming with your own lender.

Financing conditions move contract activity faster than they move listing decisions, which is one reason the weekly Freddie Mac Primary Mortgage Market Survey [5] is worth tracking alongside the monthly listing data rather than assuming last quarter's absorption rate holds.

What is the best time of year to list a home in South Florida?

The new-listings series has a clear seasonal shape, and reading it correctly matters more than timing it.

Miami-Dade new listings peak in late winter and decline through the summer. In 2026 the county recorded 4,068 new listings in February and 3,804 in March, falling to 3,392 in June and 3,148 in July [1]. That means a June-to-July decline carries no signal on its own. Every one of these series should be compared to the same month a year earlier, never to the prior month.

The practical consequence for a seller is that late winter and early spring bring both the most buyer traffic and the most competing supply, while the summer months bring less of each. Which trade-off favors a specific property depends on its type, price band, and submarket rather than on the county aggregate. Flow numbers for a specific street and price band, rather than the county figure, are what a listing valuation should contain, and settling that is the first step before you sell your Miami home.

Frequently asked questions

Does it take longer to sell a condo than a house in Miami-Dade?

Yes, by a wide margin in the current data. Median days from listing to contract in July 2026 were 86 for existing condominiums against 45 for single-family homes, and median days to sale were 125 against 88 [2].

Why do different websites show different numbers of homes for sale in Miami?

Because they count differently. Realtor.com-derived data and MLS-direct reporting apply different rules on property types included, treatment of pending listings, and reporting cutoffs, which produced a gap of roughly 900 active listings for Miami-Dade in July 2026 [1][2]. Using one source consistently, rather than mixing two, is what keeps the comparison meaningful.

How can I tell whether a Miami listing is actually new or just relisted?

Ask for the property's complete status history from the MLS rather than the marketing summary. You are looking for prior list dates, prior list prices, and any cancelled, expired, or withdrawn periods. A property re-entered under a new MLS number can display a low days-on-market figure while carrying months of unsuccessful marketing behind it.

Does a rising number of new listings mean Miami prices are about to fall?

Not on its own. A rising listing flow describes the supply side only. Historically the combination associated with weakening pricing power is a rising listing flow against flat or falling contract activity, not a rising listing flow by itself. Prices respond to the relationship between the two series.

What should a condo owner look at beyond the county numbers?

Condominium supply reads at the building and price-band level. Association financials, reserve funding, milestone inspection status, and lender project eligibility all affect how many buyers can transact on a specific unit, and none of that appears in a county aggregate. Those items are worth confirming with your association, your attorney, and your lender.

Gabriel

Sources

[1] Housing Inventory: New Listing Count, Pending Listing Count, and Active Listing Count in Miami-Dade County, FL (Federal Reserve Bank of St. Louis, FRED, sourced from Realtor.com residential listings data)
[2] Miami-Dade Total Home Sales Rise for 11th Consecutive Month, July 2026 statistics (MIAMI REALTORS + RWorld, released August 17, 2026)
[3] Realtor.com Real Estate Data Library, metric definitions
[4] Miami-Dade County, FL Housing Market Trends (Redfin)
[5] Primary Mortgage Market Survey (Freddie Mac)

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Gabriel A. Moyers, PA. eXp Realty. Florida License #3407280. Equal Housing Opportunity. This article is general information as of August 2026 and is not legal, tax, or financial advice. Verify current figures against authoritative sources before acting.