Selling a home in Miami-Dade: price it, prepare it, time it.

Which market is your home in?

Miami-Dade does not move as one market. MIAMI REALTORS® treats under six months of supply as a seller’s market, six to nine months as balanced, and more than nine months as a buyer’s market. By that measure, single-family homes and condos sit on opposite sides.

Miami-Dade County, September 2026 (September 2025 and the change in parentheses)

Source: MIAMI REALTORS® / SEFMLS, Miami-Dade County, September 2026 vs. September 2025, released Oct. 16, 2026. New construction is largely not reported in the MLS, so these figures mainly reflect resales. Condo figures include townhouses; single-family figures exclude townhouses. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the periods 09/01/2025 through 09/30/2025 and 09/01/2026 through 09/30/2026.

For a single-family seller, fewer competing listings and faster contracts work in your favor. The numbers also show that buyers still negotiate: the typical home sold below its original list price. For a condo or townhouse seller, buyers have many choices, so price, presentation and the building’s paperwork carry more weight. The Miami-Dade housing market report has the full figures and the two-year trend.

How we recommend a list price

The list price is your decision, and it should rest on evidence. Our recommendation starts with a comparative market analysis:

• Recent closed sales of similar homes nearby, adjusted for size, condition, updates and location.
• The active and pending listings you will compete with, and how long similar homes have been on the market.
• For a condo, the building itself: its fees, its reserves and inspection status, and recent sales in the same building.
• For a two-to-four-unit property, the rents and expenses, because many buyers will judge it as an investment.

Alexis V. Torres holds the NAR Pricing Strategy Advisor (PSA) certification, which centers on building a defensible, data-backed pricing recommendation. Peter J. Moreno, Jr., MBA adds the investment analysis for income properties.

A comparative market analysis from a real estate licensee is an opinion of value. It is not an appraisal, and Florida law does not allow it to be called one. A buyer’s lender will usually order its own appraisal.

Preparing the home and the paperwork

Preparation is where a sale gains or loses time. Before listing, we walk the home with you and decide what is worth fixing and what is better reflected in the price.

• Condition. Address what an inspector is likely to flag, or price it in knowingly.
• Documents. The survey, permits for past work, warranties and any association documents.
• Condos. The association’s budget, any approved special assessments, and the status of the building’s milestone inspection and structural integrity reserve study. Florida requires condominium buildings of three or more habitable stories to have milestone structural inspections once they reach a set age, and their associations to complete structural integrity reserve studies, so buyers and their lenders often ask for these early.
• Disclosure. Florida sellers must disclose known facts that materially affect a home’s value and are not readily observable to the buyer. Florida also requires sellers of residential property to give the buyer a flood disclosure at or before signing the contract. We explain the standard forms; for legal questions about your situation, a real estate attorney is the right resource.

How a sale unfolds

1. A first conversation about your goals, your timing and any date you need to meet.
2. The pricing analysis and a plan for list price, preparation and marketing.
3. Preparation: repairs, photography and documents.
4. Listing and showings.
5. Offers and negotiation: price, terms, contingencies and the closing date.
6. Under contract: inspection, appraisal and the buyer’s financing, on the timelines the contract sets.
7. Closing with the title company or closing attorney.

For context, homes that sold in September 2026 went under contract in a median 41 days for single-family homes and 67 days for condos and townhouses, according to MIAMI REALTORS®. Preparation comes before that, and the contract sets the time to closing.

Source: MIAMI REALTORS® / SEFMLS, Miami-Dade County, September 2026 data, released Oct. 16, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period 09/01/2026 through 09/30/2026.

Selling one home and buying the next

Selling and buying at the same time is a sequencing problem: which closes first, where you live in between, and which contingencies protect you. The two homes may also sit in different markets. We plan the sale and the purchase together. See the buyer guide for the purchase side.

If your home is already listed

If your home is listed with another agent under a written agreement, we’d ask that they continue representing you. We’re glad to help whenever that agreement ends.

Questions we hear

Figures in these answers: Source: MIAMI REALTORS® / SEFMLS, Miami-Dade County, September 2026 vs. September 2025, released Oct. 16, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the periods 09/01/2025 through 09/30/2025 and 09/01/2026 through 09/30/2026.