BreakThru Realty South Florida Luxury Market Report: September 2026
This is the September 2026 edition of the BreakThru Realty South Florida Luxury Market Report, published by BreakThru Realty Research on October 13, 2026. It covers every home that closed at $3 million or more in Miami-Dade, Broward and Palm Beach counties in September 2026, and every home for sale at $3 million or more on October 13, 2026, computed from BeachesMLS listing and closing data. The figures are frozen: this page will always show what the top of the South Florida market looked like in September 2026.
Key Findings: September 2026
- 205 homes sold for $3 million or more in Miami-Dade, Broward and Palm Beach counties in September 2026, for a combined $1.52 billion, against 201 in August 2026 and 148 in September 2025.
- By price, 115 of those sales closed between $3 million and $4.99 million, 55 between $5 million and $9.99 million and 35 at $10 million or more; the highest price recorded in September 2026 was $83,200,000.
- The median South Florida luxury sale in September 2026 closed at $4,500,000, or $1,269 per square foot of living area.
- Luxury homes sold in September 2026 closed at a median 93.7% of their final asking price and 90.8% of their first asking price, after a median 80 days on market.
- Miami-Dade County recorded the most luxury sales in September 2026 with 92, followed by Palm Beach County with 82 and Broward County with 31.
- Single-family homes made up 145 of the 205 sales and condos, townhomes and villas 60, 5 of them penthouses; 114 of the homes sold were on the water.
- 21 of the 205 luxury sales in September 2026 were recorded with one day on market or none, which in practice means a buyer was found before the home was entered in the MLS.
- On October 13, 2026, 3,066 homes were for sale at $3 million or more across the three counties, at a median asking price of $5,480,000; 594 had been on the market for 30 days or less and 880 were priced below their first asking price.
- At the pace of the three months to September 2026 (670 sales), the homes for sale on October 13, 2026 were 13.7 months of supply: 11.8 months between $3 million and $4.99 million, 14.5 months between $5 million and $9.99 million and 19.0 months at $10 million or more.
Luxury Home Sales by Price Tier, September 2026
205 homes with a closing date in September 2026 sold for $3 million or more in the three counties, for a combined $1.52 billion. 35 of them closed at $10 million or more, which was $703.0 million of that total. A sale is placed in the tier of its closing price, not its asking price.
| Closing price | Sales | Dollar volume | Median sale price | Median sold $/sq ft | Sale-to-list | Median days on market |
|---|---|---|---|---|---|---|
| $3M to $4.99M | 115 | $432.8 million | $3,700,000 | $1,065 | 93.8% | 71 days |
| $5M to $9.99M | 55 | $380.4 million | $6,830,000 | $1,523 | 95.2% | 86 days |
| $10M and up | 35 | $703.0 million | $15,875,000 | $2,383 | 91.7% | 124 days |
| $3M and up | 205 | $1.52 billion | $4,500,000 | $1,269 | 93.7% | 80 days |
A dash means fewer than 5 sales qualified for that median. Sale-to-list is the closing price as a share of the final asking price.
Luxury Home Sales by County, September 2026
Miami-Dade County had the most sales at $3 million or more in September 2026: 92, for $745.4 million. Each county's medians are its own; the last row is the median over every luxury sale in the three counties, not an average of the rows.
| County | Sales | Dollar volume | Median sale price | Median sold $/sq ft | Sale-to-list | Median days on market |
|---|---|---|---|---|---|---|
| Miami-Dade County | 92 | $745.4 million | $4,840,000 | $1,443 | 93.2% | 102 days |
| Broward County | 31 | $128.4 million | $3,700,000 | $985 | 93.8% | 70 days |
| Palm Beach County | 82 | $642.4 million | $4,875,000 | $1,294 | 94.3% | 66 days |
| Three counties | 205 | $1.52 billion | $4,500,000 | $1,269 | 93.7% | 80 days |
County names link to that county's luxury homes for sale today.
Sales and Homes for Sale by County and Price Tier
The same three tiers in each county: how many homes closed in September 2026, and how many were for sale on October 13, 2026. Set side by side, the two halves show where the top of the market is selling and where it is waiting.
| County | Sold, $3M to $4.99M | Sold, $5M to $9.99M | Sold, $10M and up | For sale, $3M to $4.99M | For sale, $5M to $9.99M | For sale, $10M and up |
|---|---|---|---|---|---|---|
| Miami-Dade County | 48 | 25 | 19 | 703 | 496 | 301 |
| Broward County | 26 | 5 | 0 | 301 | 187 | 107 |
| Palm Beach County | 41 | 25 | 16 | 405 | 315 | 251 |
| Three counties | 115 | 55 | 35 | 1,409 | 998 | 659 |
Sold: closings in September 2026. For sale: active listings on October 13, 2026.
Single-Family Homes, Condos, Penthouses and Waterfront, September 2026
145 of the luxury sales in September 2026 were single-family homes and 60 were condominiums, townhomes or villas. 114 of the homes sold carried the MLS waterfront flag, which covers ocean, Intracoastal, bay, canal, lake and river frontage alike. Waterfront and home type overlap: a bayfront condominium is counted in both.
| Group | Sales | Dollar volume | Median sale price | Median sold $/sq ft | Sale-to-list | Median days on market |
|---|---|---|---|---|---|---|
| Single-family homes | 145 | $1.16 billion | $4,500,000 | $1,129 | 94.1% | 83 days |
| Condos, townhomes and villas | 60 | $357.4 million | $4,300,000 | $1,669 | 93.0% | 52 days |
| Penthouses (counted within condos) | 5 | $32.7 million | $4,750,000 | $1,708 | 95.7% | 239 days |
| Waterfront homes | 114 | $989.5 million | $4,500,000 | $1,343 | 92.4% | 100 days |
| Homes not on the water | 91 | $526.7 million | $4,500,000 | $1,160 | 94.8% | 65 days |
Penthouses are condominiums whose unit number marks them as one (PH, UPH, LPH and the like); the MLS has no penthouse field, so one entered under a plain floor number is not counted.
Where Luxury Homes Sold, September 2026
The 12 cities with the most sales at $3 million or more in September 2026, by the city the MLS records for the address. Boca Raton led with 27.
| City | Sales | Dollar volume | Median sale price | Highest sale |
|---|---|---|---|---|
| Boca Raton (Palm Beach County) | 27 | $169.4 million | $4,500,000 | $22,500,000 |
| Miami Beach (Miami-Dade County) | 23 | $261.5 million | $8,700,000 | $33,000,000 |
| Miami (Miami-Dade County) | 20 | $137.0 million | $4,487,500 | $21,925,000 |
| West Palm Beach (Palm Beach County) | 13 | $89.1 million | $4,115,000 | $20,123,180 |
| Fort Lauderdale (Broward County) | 12 | $50.1 million | $4,000,000 | $5,850,000 |
| Sunny Isles Beach (Miami-Dade County) | 11 | $57.2 million | $4,160,000 | $11,900,000 |
| Palm Beach (Palm Beach County) | 9 | $107.8 million | $7,100,000 | $40,000,000 |
| Delray Beach (Palm Beach County) | 9 | $47.4 million | $4,325,000 | $10,750,000 |
| Pinecrest (Miami-Dade County) | 7 | $45.8 million | $4,450,000 | $13,500,000 |
| Coral Gables (Miami-Dade County) | 7 | $30.2 million | $3,750,000 | $5,500,000 |
| Bal Harbour (Miami-Dade County) | 6 | $32.1 million | $4,315,000 | $11,162,500 |
| Jupiter (Palm Beach County) | 5 | $27.8 million | $6,068,109 | $8,625,000 |
A dash means fewer than 5 sales, too few for a median. City names link to that city's page where the site has one.
Luxury Inventory and Absorption by Price Tier, October 13, 2026
3,066 homes were for sale at $3 million or more on October 13, 2026. Months of supply sets them against the sales of July through September 2026: how long today's listings would take to sell at that pace if nothing new came on the market.
| Asking price | For sale | Median asking price | Median asking $/sq ft | On market 30 days or less | Below first asking price | Sold in 3 months | Months of supply | Absorbed per month |
|---|---|---|---|---|---|---|---|---|
| $3M to $4.99M | 1,409 | $3,795,000 | $1,202 | 287 | 430 | 359 | 11.8 months | 8.5% |
| $5M to $9.99M | 998 | $6,500,000 | $1,550 | 187 | 297 | 207 | 14.5 months | 6.9% |
| $10M and up | 659 | $16,500,000 | $2,738 | 120 | 153 | 104 | 19.0 months | 5.3% |
| $3M and up | 3,066 | $5,480,000 | $1,487 | 594 | 880 | 670 | 13.7 months | 7.3% |
"Absorbed per month" is the average monthly sales of those three months as a share of the homes for sale. A dash means the three months held fewer than 5 sales or listings.
Luxury Inventory and Absorption by County, October 13, 2026
The same measures for each county. A lower months-of-supply figure means homes at these prices are selling faster against what is for sale.
| County | For sale | Median asking price | Median asking $/sq ft | On market 30 days or less | Below first asking price | Sold in 3 months | Months of supply | Absorbed per month |
|---|---|---|---|---|---|---|---|---|
| Miami-Dade County | 1,500 | $5,395,000 | $1,642 | 252 | 444 | 272 | 16.5 months | 6.0% |
| Broward County | 595 | $4,999,500 | $1,228 | 95 | 190 | 109 | 16.4 months | 6.1% |
| Palm Beach County | 971 | $5,899,000 | $1,447 | 247 | 246 | 289 | 10.1 months | 9.9% |
| Three counties | 3,066 | $5,480,000 | $1,487 | 594 | 880 | 670 | 13.7 months | 7.3% |
County names link to that county's luxury homes for sale today.
Inventory by Home Type and Waterfront, October 13, 2026
Single-family homes against condominiums, penthouses on their own, and homes on the water against homes off it, each measured against its own sales.
| Group | For sale | Median asking price | Median asking $/sq ft | On market 30 days or less | Below first asking price | Sold in 3 months | Months of supply | Absorbed per month |
|---|---|---|---|---|---|---|---|---|
| Single-family homes | 1,853 | $5,950,000 | $1,293 | 404 | 566 | 506 | 11.0 months | 9.1% |
| Condos, townhomes and villas | 1,213 | $4,800,000 | $1,767 | 190 | 314 | 164 | 22.2 months | 4.5% |
| Penthouses (counted within condos) | 137 | $6,630,000 | $1,937 | 21 | 35 | 16 | 25.7 months | 3.9% |
| Waterfront homes | 1,843 | $5,799,000 | $1,679 | 347 | 558 | 367 | 15.1 months | 6.6% |
| Homes not on the water | 1,223 | $4,990,000 | $1,251 | 247 | 322 | 303 | 12.1 months | 8.3% |
Waterfront and home type overlap; penthouses are counted within condos.
Notable Changes
Month over month
- Three counties, $3 million and up: 205 sales in September 2026, up 2% from 201 in August 2026. Listings
- Three counties, $3 million and up: the median sale price was $4,500,000 in September 2026 against $4,605,000 in August 2026 (-2.3%). Listings
- Three counties, $3 million and up: the median sold price per square foot was $1,269 in September 2026 against $1,257 in August 2026 (+1%). Listings
- Homes at $10 million or more: 35 sales in September 2026, up 45.8% from 24 in August 2026. Listings
- Miami-Dade County: 92 sales in September 2026, up 24.3% from 74 in August 2026. Listings
- Broward County: 31 sales in September 2026, down 20.5% from 39 in August 2026. Listings
- Homes at $10 million or more: the median sold price per square foot was $2,383 in September 2026 against $2,778 in August 2026 (-14.2%). Listings
Year over year
- Three counties, $3 million and up: 205 sales in September 2026, up 38.5% from 148 in September 2025. Listings
- Three counties, $3 million and up: the median sale price was $4,500,000 in September 2026 against $4,900,000 in September 2025 (-8.2%). Listings
- Three counties, $3 million and up: the median sold price per square foot was $1,269 in September 2026 against $1,157 in September 2025 (+9.7%). Listings
- Broward County: 31 sales in September 2026, up 138.5% from 13 in September 2025. Listings
- Homes between $3 million and $4.99 million: 115 sales in September 2026, up 49.4% from 77 in September 2025. Listings
- Homes at $10 million or more: 35 sales in September 2026, up 45.8% from 24 in September 2025. Listings
- Palm Beach County: 82 sales in September 2026, up 32.3% from 62 in September 2025. Listings
Changes are given only where both months had at least 10 sales; a month of luxury sales is a small sample, so read them as direction, not trend.
About This Edition
- Closed figures cover homes with a closing date in September 2026 and a closing price of $3 million or more that had been recorded in BeachesMLS by October 13, 2026; closings entered later are not added, because an edition is frozen. For-sale figures cover every active listing asking $3 million or more on October 13, 2026.
- A home is a listing in the MLS Residential class: single-family homes, condominiums, townhouses and villas. Vacant land, docks, two-to-four-unit buildings and commercial property are left out whatever their price.
- The report covers Miami-Dade, Broward and Palm Beach counties. A listing is placed in the county the MLS records for it. Martin, St. Lucie and Indian River counties are left out because too few homes sell there at these prices each month to report; the monthly housing report covers them.
- The floor is $3 million in every county, and the tiers are $3 million to $4,999,999, $5 million to $9,999,999, and $10 million and up. A sale is placed by its closing price and a listing by its asking price. The monthly housing report uses a different measure, a luxury threshold set for each county from its own prices, so its luxury counts are larger than these.
- Every price figure is a median, and a median needs at least 5 sales or listings; with fewer, the table shows a dash. Changes against earlier months are given only where both months had at least 10 sales.
- Price per square foot divides the price by the living area the listing reports; a listing reporting under 500 square feet is skipped. Sale-to-list is the median of each sale's closing price divided by its final asking price, and the first-asking-price ratio divides by the price the home was first listed at; a pair under 50% or over 150% is treated as an entry error.
- Days on market is the median of the MLS field for the listing that sold. A sale recorded with one day on market or none was usually agreed before it was entered, so the report counts those separately.
- Months of supply divides the homes for sale on October 13, 2026 by the average number sold per month over the three months ending with September 2026. The absorption rate is the same comparison the other way round: average monthly sales as a percentage of the homes for sale. Neither is computed for a group with fewer than 5 sales in the three months.
- Waterfront is the MLS waterfront flag, set by the listing agent; it covers ocean, Intracoastal, bay, canal, lake and river frontage without distinguishing them. Penthouses are condominiums whose unit number marks them as one.
- MLS sales are not the whole luxury market. Some of the most expensive homes change hands privately and are never entered in the MLS, and new condominiums sold by a developer's own sales office often are not either. Read these counts as the MLS-recorded market, and compare them from one edition to the next.
- A month of sales at $10 million or more is a small number of transactions. A median of so few moves with which houses happened to close, so read a tier across several editions before calling a trend.
- Months of supply compares what is for sale on one day with what sold over the three months before. It describes the pace of the market just measured; it is not a forecast.
- The sale price is the price recorded at closing. It does not show credits, furnishings included in the sale or other terms that can change what a buyer actually paid.
- Cite this edition as: BreakThru Realty South Florida Luxury Market Report, September 2026, BreakThru Realty Research, BeachesMLS data, published October 13, 2026.
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South Florida Luxury Real Estate, September 2026: Questions
- How many homes sold for $3 million or more in South Florida in September 2026?
- 205 homes closed at $3 million or more through BeachesMLS in Miami-Dade, Broward and Palm Beach counties in September 2026, for a combined $1.52 billion, according to BreakThru Realty Research. The median sale closed at $4,500,000. Homes sold privately without an MLS entry are not in that count.
- How many homes sold for $10 million or more in South Florida in September 2026?
- 35 homes closed at $10 million or more in the three counties in September 2026: 19 in Miami-Dade County and 16 in Palm Beach County. Together they sold for $703.0 million. That is a small number of sales, so the tier's medians move with which houses happened to close.
- Which South Florida county had the most luxury home sales in September 2026?
- Miami-Dade County, with 92 sales at $3 million or more and a median sale price of $4,840,000. Palm Beach County had 82 and Broward County had 31.
- How many months of luxury home inventory does South Florida have?
- On October 13, 2026, 3,066 homes were for sale at $3 million or more in Miami-Dade, Broward and Palm Beach counties. At the sales pace of the three months to September 2026, that is 13.7 months of supply: 11.8 months for homes between $3 million and $4.99 million, 14.5 months for homes between $5 million and $9.99 million and 19.0 months for homes at $10 million or more. The luxury listings pages show what is for sale today.
- What counts as a luxury home in this report?
- A single-family home, condominium, townhouse or villa that sold for, or is listed at, $3 million or more in Miami-Dade, Broward or Palm Beach County. The floor is the same in all three counties so that their figures can be compared. Land, docks and commercial property are left out. BreakThru Realty's monthly housing report uses a different measure, a threshold set for each county from its own prices.
- Who publishes the South Florida Luxury Market Report?
- BreakThru Realty Research, the market research of BreakThru Realty, a South Florida real estate brokerage. The methodology is reviewed by Tyson E. Sam, Founder and Broker of Record. The figures are computed from BeachesMLS by software and never edited by hand.
Buying or Selling at These Prices
The figures describe the market; they do not price a particular home. For a purchase or a sale at $3 million or more, BreakThru Private Client works from a written brief, in confidence, with you or with the advisor you name. Speak with BreakThru Private Client in confidence
South Florida Luxury Real Estate
- BreakThru Luxury: luxury homes for sale in South Florida
- Miami-Dade County luxury homes for sale
- Broward County luxury homes for sale
- Palm Beach County luxury homes for sale
- Miami-Dade County waterfront homes for sale
- Broward County waterfront homes for sale
- Palm Beach County waterfront homes for sale
- BreakThru Private Client: confidential representation for buyers and sellers
- Private real estate services for high-net-worth clients
- Buying a waterfront estate: seawalls, docks, bridges and insurance
- Buying a penthouse or trophy condo: reserves, inspections and approvals
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- Florida real estate services for family offices
- South Florida Housing Market Report: the whole market, monthly
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- Market data methodology
- Tyson E. Sam, Founder and Broker of Record