Last updated: June 2026

If you are selling a Miami condo in 2026 and your building has a special assessment, price the unit net of that liability and disclose it early. Buildings three stories or taller now have to fund their structural reserves under Florida's SB 4D, and many older Miami towers have passed assessments of roughly $30,000 to $75,000 per unit, with some over $100,000 [1][2]. Buyers underwrite that number into their basis, so a list price that ignores it tends to break in inspection or financing. Two market conditions help your case as a seller. Coastal Miami condo inventory was down about 13 percent year over year in the first quarter of 2026, to 3,919 listings, while closings rose roughly 15 percent [3]. And carrying costs are easing: Citizens Property Insurance has an approved average homeowners reduction of 8.8 percent for 2026 [4]. The move that protects your net proceeds is straightforward. Get the building's reserve study and assessment status in writing, price the asset against that disclosure, and treat the assessment as a line item rather than a surprise.

I am Gabriel A. Moyers, a licensed broker in Miami. Below is how I underwrite a condo sale in this environment.

How SB 4D special assessments change your pricing

Florida Senate Bill 4D requires that condo and cooperative buildings three stories or more in height complete milestone inspections and structural integrity reserve studies, and it removed the ability of unit-owner-controlled associations to waive or reduce reserves for the components a study identifies [1][5]. For budgets adopted on or after December 31, 2024, those reserves have to be calculated and actually collected [5]. The law did not create the deferred maintenance. It surfaced it and put a funding schedule on it.

For sellers, the practical effect is a special assessment that a buyer treats as part of the purchase basis. Reporting on Miami buildings from the 1975 to 1995 era describes assessments commonly in the $30,000 to $75,000 per-unit range for significant concrete, waterproofing, or roof work, and over $100,000 per unit where multiple major systems were addressed at once [2]. Minor remediation runs lower, often $5,000 to $15,000 per unit [2].

Here is the underwriting reality. A buyer who plans to hold and who is financing the purchase folds the assessment into the cost of ownership. If you list at a number that assumes the assessment does not exist, the gap shows up during inspection and title review, and the deal renegotiates or dies. Pricing net of the assessment, and saying so up front, keeps the transaction on rails through closing.

Disclose the building's financial health, not just the unit

A clean unit in a building with an unfunded reserve is a harder sell than an average unit in a building with a funded one. When I represent a seller, I assemble the milestone inspection status, the reserve study, the current assessment schedule, and the association's funding posture before the listing goes live. A building with documented reserves and a completed study can command a premium that exceeds the dollar value of the reserves, because it removes the buyer's largest unknown. If you want a read on where your specific unit and building net out, a listing valuation is the place to start.

What Miami condo inventory and sales say about timing

Supply is the relevant variable for sellers right now. In the coastal beaches markets covered by Corcoran's first-quarter reports, condo inventory fell about 13 percent year over year in the first quarter of 2026 to 3,919 listings, and closings rose about 15 percent to 693, the first annual increase reported in that data set since late 2024 [3]. That is a tighter pool of competing listings against improving absorption.

Demand has been firmer at the high end. MIAMI REALTORS reported that Miami-Dade existing condo sales priced at $1 million and above rose 18.94 percent year over year in February 2026, from 132 to 157 closings, while overall existing condo sales rose 14.65 percent, from 737 to 845 [6]. Note the precise figure: this is $1 million-plus condo sales, not a 21.6 percent luxury jump. Use the real number when you set expectations.

None of this guarantees a fast sale for a unit carrying an unfunded assessment. Tight inventory helps a building that is in good standing more than it helps a building with an open question on its reserves. Timing matters less than condition and disclosure. For where the activity sits by submarket, the Brickell and Miami Beach pages track local dynamics.

Financing and rate context for your buyer pool

Borrowing costs set the floor on who can transact. As of June 18, 2026, Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed-rate mortgage at 6.47 percent, down from 6.52 percent the prior week and below the 6.81 percent of a year earlier [7]. Rates have held in the mid-6 percent range through 2026 [7].

The leadership question that hung over rate expectations has resolved. The Senate confirmed Kevin Warsh as Federal Reserve chair on May 13, 2026, in a 54-45 vote, and he was sworn in on May 22, 2026, succeeding Jerome Powell, who served as chair pro tempore until Warsh took office [8][9]. For a seller, the takeaway is not a forecast. It is that the financed buyer pool is functioning at current rates, and your pricing should be built around buyers who underwrite at roughly 6.5 percent rather than around a hoped-for rate cut.

Insurance costs are easing for 2026

Carrying costs are a lever you can show a buyer, and the direction is favorable. Citizens Property Insurance received approval for an average homeowners multiperil rate reduction of 8.8 percent for 2026, along with an average 5.5 percent reduction on wind-only policies, with the new rates taking effect July 1, 2026 for new policyholders and at renewal for existing ones [4]. For a unit where the buyer would carry Citizens coverage, that is a documentable reduction in ongoing ownership cost.

Insurance relief does not offset a large special assessment. It does, however, let you present a more complete and accurate cost-of-ownership picture, which supports the price you are asking. The honest framing wins here: lower insurance, a stated assessment, and a funded reserve together make a cleaner underwrite than a higher headline price with hidden liabilities.

Where the Miami luxury thresholds sit in 2026

For sellers in the upper tier, the bands moved up. MIAMI REALTORS Chief Economist Gay Cororaton reported on April 28, 2026 that the Miami-Dade single-family luxury threshold (top 5 percent) rose to $4.1 million in the first quarter of 2026, from $3.2 million a year earlier, and the ultra-luxury threshold (top 1 percent) rose to $13.6 million, from $10.4 million [10]. Those are single-family figures and are useful as orientation for where the market draws its tiers, even when your asset is a condo.

If your sale is part of a larger move, whether trading into a single-family home in Coral Gables or repositioning entirely, it helps to model the post-sale net before you list. That includes the assessment, the brokerage and closing costs, and the basis on whatever you buy next.

Frequently asked questions

How do special assessments affect my Miami condo's sale price in 2026?

Buyers treat a special assessment as part of their purchase basis, so an unaddressed assessment tends to come out of your price during inspection or financing. Many older Miami buildings have assessed roughly $30,000 to $75,000 per unit for major structural work, with some over $100,000 [2]. Pricing net of the assessment and disclosing it early preserves the deal [1][2].

Is now a reasonable time to sell a Miami condo?

Conditions favor buildings in good standing. Coastal Miami condo inventory fell about 13 percent year over year in the first quarter of 2026 to 3,919 listings while closings rose about 15 percent [3], and mortgage rates have held in the mid-6 percent range, at 6.47 percent as of June 18, 2026 [7]. A funded, documented building sells more readily than one with open reserve questions.

What is SB 4D and which buildings does it cover?

SB 4D is Florida's condo safety law requiring milestone inspections and structural integrity reserve studies for buildings three stories or more in height, and it bars associations from waiving the reserves a study identifies for budgets adopted on or after December 31, 2024 [1][5].

Are insurance costs going up for Miami condos in 2026?

No. Citizens Property Insurance received approval for an average 8.8 percent homeowners multiperil rate reduction and a 5.5 percent wind-only reduction for 2026, effective July 1, 2026 [4].

What counts as luxury in Miami-Dade in 2026?

For single-family homes in the first quarter of 2026, the top 5 percent threshold was $4.1 million and the top 1 percent threshold was $13.6 million, per MIAMI REALTORS [10].

Sources

If you are weighing a sale and want an honest read on how an assessment affects your net proceeds, request a listing valuation or read more on the blog. I will model the number with you before you list.

Gabriel

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

Selling a Miami condo in 2026: pricing with special assessments in play