Miami’s housing market cooled in August 2025 as higher borrowing costs and tight lending standards pressured overall sales, even as international demand and rising inventory signaled a maturing, more balanced market.
Total residential sales in Miami-Dade County fell 10.7% from a year earlier to 1,788 transactions, according to data from the Miami Association of Realtors. Single-family deals slid 8.2% while condo sales dropped 13%, reflecting both the drag of elevated mortgage rates and limited financing options for older condominium buildings.
Despite the slowdown, Miami’s long-term growth story remains intact. Condominium prices have more than doubled over the past decade, and single-family values have climbed 150% over the same period. In August, single-family prices continued their 13-year streak of near-uninterrupted gains, while condo values edged slightly lower.
Foreign capital continues to play an outsized role. Nearly half of all new construction and condo conversion sales in South Florida over the past 18 months went to international buyers, according to Miami Realtors’ first global new-construction sales report. The study, covering more than 9,000 units across 37 projects, underscores Miami’s enduring pull as a global investment hub.
Inventory is expanding but remains constrained compared with pre-pandemic levels. Active listings rose 26% year-over-year in August, yet total supply is still 16.6% below 2019. Single-family homes now carry 6.4 months of supply, indicating balance between buyers and sellers, while condominiums sit in buyer’s market territory at 14 months. New listings, however, are declining, suggesting the growth in available supply may prove temporary.
Market fundamentals remain healthy. Distressed sales accounted for just 1.8% of transactions in August, far below the national average and a stark contrast to the 70% distress share during the 2009 crisis. Cash buyers–many of them international–represented more than a third of all deals, nearly double the U.S. norm, providing insulation from interest rate volatility.
With the Federal Reserve beginning to ease monetary policy, analysts expect momentum to build. “The housing outlook is poised to turn brighter as mortgage rates drift lower into year-end,” said Gay Cororaton, chief economist at Miami Realtors. Pending sales and improving buyer sentiment point to renewed activity in the months ahead.
For now, Miami is transitioning from the frenzy of the pandemic era to a steadier, more balanced cycle–one still defined by global capital flows, scarce land, and one of the strongest long-term appreciation records in the U.S.
