South Florida Market Pulse — August 2026

List prices & inventory from active MLS listings (snapshot 2026-06-24). Closed figures are the trailing 90 days of residential sales.

Where the market stands right now

Across Miami-Dade, Broward, and Palm Beach, there are 50,291 active listings on the market today. Over the last 90 days, 22,244 sales closed at a median price of $498,000, or $313 per square foot. The typical home sold for 96.7% of its asking price — meaning sellers are generally getting close to list, but buyers still have real negotiating room on the last few percent.

Current median list prices by property type:

• Single-family homes: $705,000
• Townhouses: $439,000
• Condos: $329,000

On the rental side, the median single-family home rents for $4,399 and the median condo for $2,800.

The migration story most headlines get wrong

The numbers below come from IRS tax-return migration data for the 2022–2023 period. That data runs a couple of years behind — it's the most reliable county-level picture available, but it describes moves that happened, not this week's activity. Read it as a durable trend, not a live feed.

Here's the twist. On a net basis, Miami-Dade lost 40,258 people and Broward lost 13,129. Palm Beach was nearly flat at −1,374. If population were the whole story, you'd expect softness.

But it isn't the whole story. Even as the region's net headcount fell, South Florida gained +$3.83 billion in net income, with 136,306 new households moving in. Every county came out ahead on income: Miami-Dade +$484m, Broward +$332m, and Palm Beach +$3.02B.

What that actually means: higher earners are replacing lower earners

When a region loses residents but adds billions in net income, the math points to one thing: the households arriving are, on balance, earning more than the households leaving. Fewer people, more money. That's a very different market than a simple population boom or bust.

What it means for prices and rents

In plain English: purchasing power in the region is rising even as the population dips. Prices and rents are set at the margin — by what the next willing buyer or renter can and will pay. When the incoming pool skews toward higher budgets, that marginal buyer can absorb higher prices, which tends to keep values and rents firm even without a growing headcount.

• Buyers: Don't count on a population dip to hand you a discount. With a 96.7% median sale-to-list ratio, the competition you feel is driven by budgets, not crowds. Get fully underwritten before you shop, and target properties where you can win on the last few percent of price.
• Sellers: The pool of well-funded buyers is real, but 50,291 active listings means yours has to stand out. Price to the recent comps — $313/sqft and a $498,000 median closed price are your anchors — and expect to give up a few points off list to close.
• Investors: Rising net income supports rent durability, and a $4,399 single-family / $2,800 condo median rent frames the yield conversation. Underwrite to today's list-to-rent spreads by property type rather than betting on population growth.

The bottom line

South Florida's fewer-people-more-money pattern is the signal to watch. It quietly supports prices and rents in a way that raw population counts miss — and it rewards buyers, sellers, and investors who price to real comps instead of headlines.

Want to know what this means for your specific ZIP code, property type, or budget? Call The Neuman Group at 954-228-5001 for a free, no-pressure consultation — we'll walk you through the numbers that matter for your move.

Who is moving in — and the money they bring

Migration & income: IRS county-to-county migration data, tax years 2022–2023 (most recent released). “Net income moved in” = total adjusted gross income of arrivers minus leavers.