BreakThru Realty South Florida Commercial Real Estate Market Report: September 2026
This is the September 2026 edition of the BreakThru Realty South Florida Commercial Real Estate Market Report, published by BreakThru Realty Research on September 30, 2026. It covers the commercial sales and leases that closed in September 2026 in Miami-Dade, Broward, Palm Beach, Martin, St. Lucie and Indian River counties, and every commercial property for sale or space for lease on September 30, 2026, computed from BeachesMLS listing and closing data. The figures are frozen: this page will always show what the MLS commercial market looked like in September 2026.
Key Findings: September 2026
- 61 commercial sales and 145 commercial leases closed through BeachesMLS across the six South Florida counties in September 2026, against 67 sales and 134 leases in August 2026 and 97 and 127 in September 2025.
- The median commercial sale in September 2026 closed at $1,000,000, and the median sold price per square foot of building was $321.
- Commercial properties sold in September 2026 closed at a median 92.9% of their final asking price, after a median 124 days on market.
- Of the 145 commercial leases closed in September 2026, 26 were quoted per square foot; their median agreed rent was $27.50 per square foot per year.
- On September 30, 2026, 1,494 commercial properties were for sale and 2,248 spaces were for lease across the six counties; 604 of them came on the market in the previous 30 days.
- The median asking price of a commercial property for sale on September 30, 2026 was $1,695,000, or $465 per square foot of building; the median asking rent quoted per square foot was $30.00 a year.
- By asset class, median asking rents ran from $19.95 per square foot a year for industrial space to $35.00 for retail.
Commercial Closings by County, September 2026
61 commercial sales and 145 commercial leases with a closing date in September 2026 were recorded in BeachesMLS for the six counties, the most in Miami-Dade County (23 sales, 68 leases). Sale prices are closing prices; leased rents are the rate agreed on leases quoted per square foot.
| County | Closed sales | Median sale price | Median sold $/sq ft | Sale-to-list | Days on market (sales) | Closed leases | Median leased rent ($/sq ft/yr) |
|---|---|---|---|---|---|---|---|
| Miami-Dade County | 23 | $825,000 | $357 | 94.3% | 91 days | 68 | $31.00 |
| Broward County | 18 | $1,045,000 | $349 | 91.6% | 172 days | 53 | $25.50 |
| Palm Beach County | 10 | $1,350,000 | $483 | 92.2% | 144 days | 12 | — |
| Martin County | 4 | — | — | — | — | 5 | — |
| St. Lucie County | 6 | $261,500 | $212 | 95.8% | 181 days | 6 | — |
| Indian River County | 0 | — | — | — | — | 1 | — |
| Six counties | 61 | $1,000,000 | $321 | 92.9% | 124 days | 145 | $27.50 |
A dash means fewer than five closings qualified for that median; leased rents count only leases quoted per square foot. County names link to the county's commercial listings where it has a page of its own.
Commercial Closings by Asset Class, September 2026
Industrial led closed sales in September 2026 with 17, followed by office with 15. Asset classes follow the MLS property subtype; "Other commercial" is the MLS's catch-all Business subtype, such as gas stations, assisted living facilities and event space.
| Asset class | Closed sales | Median sale price | Median sold $/sq ft | Sale-to-list | Days on market (sales) | Closed leases | Median leased rent ($/sq ft/yr) |
|---|---|---|---|---|---|---|---|
| Office | 15 | $800,000 | $379 | 96.3% | 131 days | 53 | $30.00 |
| Retail | 4 | — | — | — | — | 31 | — |
| Industrial | 17 | $600,000 | $300 | 95.4% | 149 days | 28 | $18.00 |
| Mixed-Use | 10 | $637,500 | $315 | 90% | 69 days | 22 | — |
| Multifamily | 12 | $1,925,000 | $310 | 92.1% | 168 days | 0 | — |
| Other commercial | 3 | — | — | — | — | 11 | — |
| All commercial | 61 | $1,000,000 | $321 | 92.9% | 124 days | 145 | $27.50 |
A dash means fewer than five closings qualified for that median; leased rents count only leases quoted per square foot.
Asking Prices and Rents by Asset Class, September 30, 2026
What owners and landlords were asking on September 30, 2026, from every active commercial listing in the six counties. Median asking prices per square foot of building ran from $375 for industrial property to $887 for hotel and motel property. Asking figures are not closed prices; the closings above show what was actually paid.
| Asset class | For sale | Median asking price | Median asking $/sq ft | For lease | Median asking rent ($/sq ft/yr) | Leases quoted per sq ft |
|---|---|---|---|---|---|---|
| Office | 335 | $799,000 | $495 | 887 | $32.50 | 290 |
| Retail | 191 | $1,700,000 | $687 | 449 | $35.00 | 147 |
| Industrial | 217 | $1,699,000 | $375 | 383 | $19.95 | 142 |
| Mixed-Use | 296 | $1,700,000 | $493 | 300 | $28.00 | 55 |
| Multifamily | 261 | $2,499,999 | $424 | 6 | — | 0 |
| Hotel/Motel | 26 | $6,525,000 | $887 | 0 | — | 0 |
| Other commercial | 168 | $1,765,000 | $473 | 223 | $30.00 | 56 |
| All commercial | 1,494 | $1,695,000 | $465 | 2,248 | $30.00 | 690 |
Asking rents use only leases quoted per square foot per year ($5 to $199 in the MLS); the last column says how many that was.
Asking Prices and Rents by County, September 30, 2026
Miami-Dade County had the most commercial listings on September 30, 2026: 784 for sale and 1,195 for lease. Each county's medians are its own; the region's row is the median over every listing in the six counties.
| County | For sale | Median asking price | Median asking $/sq ft | For lease | Median asking rent ($/sq ft/yr) | Leases quoted per sq ft |
|---|---|---|---|---|---|---|
| Miami-Dade County | 784 | $1,850,000 | $485 | 1,195 | $32.25 | 408 |
| Broward County | 435 | $1,550,000 | $443 | 727 | $26.00 | 198 |
| Palm Beach County | 164 | $1,740,000 | $523 | 205 | $30.75 | 56 |
| Martin County | 36 | $1,250,000 | $393 | 37 | $21.75 | 6 |
| St. Lucie County | 58 | $789,500 | $273 | 69 | $15.00 | 13 |
| Indian River County | 17 | $1,250,000 | $379 | 15 | $20.75 | 9 |
| Six counties | 1,494 | $1,695,000 | $465 | 2,248 | $30.00 | 690 |
County names link to the county's commercial listings where it has a page of its own.
How Commercial Rents Are Quoted
Of the 2,248 commercial spaces for lease on September 30, 2026, 690 quoted an annual rent per square foot, 1,540 quoted a monthly rent for the whole space and 18 gave the rent on request. The MLS stores the amount without its unit, so the report reads $5 to $199 as a rate per square foot per year, $200 and up as a monthly rent, and under $5 as a placeholder. Only the per-square-foot quotes can be compared across spaces of different sizes, so only they enter the rent medians.
Notable Changes
Month over month
- Six counties: 61 commercial sales closed in September 2026, down 9% from 67 in August 2026. Listings
- Six counties: the median commercial sale price was $1,000,000 in September 2026 against $942,500 in August 2026 (+6.1%). Listings
- Six counties: the median sold price per square foot was $321 in September 2026 against $355 in August 2026 (-9.6%). Listings
- Six counties: 145 commercial leases closed in September 2026, up 8.2% from 134 in August 2026. Listings
- Six counties: the median leased rent quoted per square foot was $27.50 a year in September 2026 against $29.00 in August 2026 (-5.2%). Listings
- Broward County: 53 commercial leases closed in September 2026, up 51.4% from 35 in August 2026. Listings
- Miami-Dade County: 23 commercial sales closed in September 2026, down 17.9% from 28 in August 2026. Listings
- Miami-Dade County: 68 commercial leases closed in September 2026, down 16% from 81 in August 2026. Listings
Year over year
- Six counties: 61 commercial sales closed in September 2026, down 37.1% from 97 in September 2025. Listings
- Six counties: the median commercial sale price was $1,000,000 in September 2026 against $765,000 in September 2025 (+30.7%). Listings
- Six counties: the median sold price per square foot was $321 in September 2026 against $286 in September 2025 (+12.2%). Listings
- Six counties: 145 commercial leases closed in September 2026, up 14.2% from 127 in September 2025. Listings
- Miami-Dade County: 23 commercial sales closed in September 2026, down 56.6% from 53 in September 2025. Listings
- Miami-Dade County: the median commercial sale price was $825,000 in September 2026 against $1,100,000 in September 2025 (-25%). Listings
- Broward County: 53 commercial leases closed in September 2026, up 17.8% from 45 in September 2025. Listings
Changes are given only where both months had at least 20 closings; a month of commercial closings is a small sample, so read them as direction, not trend.
About This Edition
- Asking figures cover every active Commercial Sale and Commercial Lease listing in BeachesMLS on September 30, 2026. Closed figures cover commercial sales and leases with a closing date in September 2026 that had been recorded in the MLS by September 30, 2026; closings entered later are not added, because an edition is frozen.
- South Florida means Miami-Dade, Broward, Palm Beach, Martin, St. Lucie and Indian River counties. A listing is placed by its MLS county, or by its city when the county is missing. The feed also carries commercial listings elsewhere in Florida; they are left out.
- Asset classes follow the MLS property subtype: office, retail, industrial, mixed-use, multifamily (apartment buildings), hotel and motel, and other commercial for the MLS's catch-all Business subtype. Land and businesses for sale are not commercial listings in the MLS and are reported elsewhere.
- The MLS gives a commercial lease amount with no unit. An amount from $5 to $199 is read as an annual rent per square foot, $200 and up as a monthly rent for the space, and under $5 as rent on request. Rent medians use only the per-square-foot quotes; a closed lease counts only when both its asking and its closing amount are per-square-foot quotes.
- Price per square foot divides the price (the asking price, or for a closing the closing price) by the building area the listing reports; a listing reporting under 100 square feet is skipped. Land area is never used.
- Every figure is a median, and a median needs at least 5 listings; with fewer, the table shows a dash. Changes against earlier months are given only where both months had at least 20 closings.
- Sale-to-list is the median of each sale's closing price divided by its final asking price; a pair under 50% or over 150% is treated as an entry error. Days on market is the median of the MLS field. Closed leases carry no days-on-market figure, because the MLS records zero days on most of them.
- MLS listings are not the whole commercial market. Many commercial sales and most large leases are negotiated privately or marketed outside the MLS, so these counts describe the MLS share of the market. Compare them from one edition to the next rather than reading them as the market's total.
- The MLS does not say whether a lease rate is triple net (NNN), modified gross or full service, so asking and leased rents mix all three. Compare spaces on the total cost of occupancy, not on the quoted rate alone.
- This report does not measure vacancy, absorption or net leasing activity: the MLS records listings and closings, not occupied space. For those measures, use third-party market research and cite it by name and date; BreakThru Realty does not restate other firms' figures as its own.
- Asking prices and rents are what owners and landlords want, not what buyers and tenants pay; the closings are the paid side. A month of commercial closings is a small sample, so medians move with the mix of properties that happened to close.
- Cite this edition as: BreakThru Realty South Florida Commercial Real Estate Market Report, September 2026, BreakThru Realty Research, BeachesMLS data, published September 30, 2026.
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South Florida Commercial Real Estate, September 2026: Questions
- How many commercial properties sold in South Florida in September 2026?
- 61 commercial sales and 145 commercial leases closed through BeachesMLS in September 2026 across Miami-Dade, Broward, Palm Beach, Martin, St. Lucie and Indian River counties, according to BreakThru Realty Research. The median sale closed at $1,000,000. Many commercial deals never reach the MLS, so the true total is higher.
- What is the average commercial lease rate in South Florida?
- On September 30, 2026, median asking rents quoted per square foot per year were $32.50 for office, $35.00 for retail, $19.95 for industrial, $28.00 for mixed-use, $30.00 for other commercial, across the six counties. These are asking rates, and the MLS does not say whether a rate is triple net or gross.
- How many commercial properties are for sale in South Florida?
- 1,494 commercial properties were for sale and 2,248 spaces were for lease in BeachesMLS across the six counties on September 30, 2026. The commercial listings pages show what is on the market today.
- Does this report measure vacancy or absorption?
- No. The MLS records listings and closings, not occupied space, so vacancy, absorption and net leasing cannot be computed from it. Those measures come from third-party market research, which should be cited by name and date.
- Who publishes the South Florida Commercial Real Estate Market Report?
- BreakThru Realty Research, the market research of BreakThru Realty, a South Florida real estate brokerage. The methodology and the written guidance are reviewed by Tyson E. Sam, Founder and Broker of Record. The figures are computed from BeachesMLS and never edited by hand.
South Florida Commercial Real Estate
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