Luxury · Perozo Molina Group
Luxury condominiums in South Florida, submarket by submarket
Nine submarkets across three counties — Brickell, Edgewater, Miami Beach, Sunny Isles, Fort Lauderdale and West Palm Beach — measured every month with the same figures we use ourselves.
6 submarkets$399,911 to $1,072,262Data for July 2026
Nine submarkets across three counties, measured every month with the same figures we use ourselves. Below is the comparison, what each one does well, and the four things that decide whether a luxury condominium purchase in South Florida works.
The nine submarkets, side by side
Green marks the figure that favours a buyer or an investor on that line — the higher rent and yield, the lower price, tax, days on market and supply.
| Submarket | Median sale price | $/sq ft | Typical rent | Gross yield | Estimated tax a year | Days on market | Months of supply | Sale price vs asking |
|---|---|---|---|---|---|---|---|---|
| BrickellMiami-Dade County | $893,552 | $632 | $3,707 | 4.98% | $16,521 | 136 | 12.9 | 94.0% |
| EdgewaterMiami-Dade County | $869,807 | $729 | $3,560 | 4.91% | $16,082 | 157 | 10.6 | 94.4% |
| South BeachMiami-Dade County | $507,387 | $599 | $2,928 | 6.92% | $9,381 | 145 | 8.2 | 94.0% |
| Mid-BeachMiami-Dade County | $789,825 | $640 | $3,694 | 5.61% | $14,603 | 168 | 8.1 | 92.6% |
| North BeachMiami-Dade County | $399,911 | $405 | $2,504 | 7.51% | $7,394 | 140 | 10.2 | 94.1% |
| Sunny Isles BeachMiami-Dade County | $544,879 | $424 | $3,079 | 6.78% | $10,074 | 175 | 13.8 | 92.4% |
| Downtown / Las OlasBroward County | $1,072,262 | $568 | $3,176 | 3.55% | $21,299 | 123 | 9.1 | 93.8% |
| Central BeachBroward County | $718,216 | $435 | $2,431 | 4.06% | $14,267 | 106 | 8.1 | 93.9% |
| West Palm Beach DowntownPalm Beach County | $486,142 | $402 | $2,496 | 6.16% | $8,504 | 92 | 6.0 | 95.0% |
Price, price per square foot, days on market, months of supply and the sale-to-list ratio: Redfin Data Center, July 2026. Typical rent: Zillow. Gross yield and the estimated tax are our own arithmetic — rent times twelve over the median price, and the county’s official millage from the Florida Department of Revenue applied to the area’s median value with the homestead exemption. We calculate the yield rather than importing it so that this page and our market statistics can never disagree. Refreshed every month.
What the numbers say this month
Rent and liquidity pull in opposite directions here, and the county is where the line falls. The 6 Miami-Dade submarkets yield 4.91% to 7.51% and take 136 to 175 days to sell. The 2 in Broward yield 3.55% to 4.06% and sell in 106 to 123 days. You are choosing between income and the ability to get out.
West Palm Beach Downtown is the exception, and it is worth pausing on. It yields 6.16% — above both Broward submarkets — and still sells in 92 days, the fastest of the nine, with 6.0 months of supply against 13.8 in Sunny Isles Beach. It is also the only one of the nine where sellers are getting 95.0% of asking.
The correlation between gross yield and days on market across the nine submarkets is +0.34, so the pattern above holds, but it is not a strong relationship — and West Palm Beach Downtown sits outside it. We publish the coefficient because a headline drawn from one month of data deserves to be checked, not repeated.
The extremes, this month
- Most expensive: Downtown / Las Olas, median $1,072,262. Cheapest entry: North Beach, median $399,911.
- Highest rent: Brickell, $3,707 a month. Best gross yield: North Beach, 7.51%. They are not the same submarket, and that gap is the whole point of the table.
- Highest price per square foot: Edgewater, $729 — the cleanest way to compare a tower against a tower.
- Fastest to sell: West Palm Beach Downtown, 92 days. Slowest: Sunny Isles Beach, 175 days.
- Most room to negotiate: Sunny Isles Beach, where sellers are accepting 92.4% of asking.
The six submarkets
Brickell
Miami’s financial district, and the densest tower market in Florida. Most of what trades here is a one or two bedroom in a building with a doorman, a gym and a pool deck, bought by someone who wants the address and the walkability rather than the beach.
What it does well
It pays the highest rent of the nine submarkets, and that is the whole argument for it. What it does not do is sell quickly: with the most months of supply outside Sunny Isles, a seller here is competing against a lot of near-identical units in the same building.
Edgewater
The waterfront strip between Downtown and the Design District, rebuilt almost entirely in the last fifteen years. Newer stock than Brickell, more of it directly on Biscayne Bay, and a shorter walk to the water.
What it does well
It carries the highest price per square foot of the nine — you are paying for new construction and for the bay. The rent it commands is close to Brickell’s, but on a higher price, which is why the yield lands below it.
Miami Beach
Three different markets that share a name. South Beach is the tourist and nightlife core, Mid-Beach is the quieter oceanfront rebuild, and North Beach is the cheapest way into a Miami Beach address.
What it does well
North Beach is the best gross yield of all nine submarkets and the lowest entry price. That is not a coincidence: it is older stock in buildings with more deferred maintenance, and the yield is partly compensation for that.
Sunny Isles Beach
A wall of oceanfront towers between Miami Beach and Aventura, most of them delivered in the last twenty years, and the most international buyer profile in the state.
What it does well
It has the most inventory and the longest time on market of the nine, and sellers here are accepting the lowest share of asking. For a buyer that is negotiating room; for a seller it is a warning about how long the exit takes.
Fort Lauderdale
Two submarkets: Downtown and Las Olas, which is the walkable urban core, and Central Beach, which is the oceanfront strip. Broward pricing, Broward taxes, and a very different rhythm from Miami-Dade.
What it does well
These two are the fastest-selling Miami-Dade alternatives and the lowest-yielding of the nine. Downtown and Las Olas is also the most expensive submarket on this page and carries the highest estimated tax bill — worth knowing before comparing headline prices with Miami.
West Palm Beach
The downtown and Flagler waterfront, which is a genuinely different market from the suburban West Palm Beach ZIP codes further inland. Offices moved here, and residential followed.
What it does well
It is the exception to everything else on this page: a yield above both Broward submarkets and the fastest sale of the nine, with the least inventory and the highest share of asking price achieved. On this month’s data it is the only submarket that is not asking you to choose between income and liquidity.
Four things that decide whether it works
Perozo Molina Group · +1 689 680 1112 · WhatsApp +1 689 680 1112 · perozomolina.com
A real estate team at Miami New Realty, a licensed Florida real estate brokerage (licence CQ1020974), 2470 NW 102 PL Suite 107, Doral, FL 33172. This is an estimate, not a quote. The figures come from the sources named on the page this was printed from. Nothing here is tax or legal advice.