Data through September 2026 | Rolling 12-Month Residential Analysis

Keystone Point Market Summary – September 2026

Pricing

• Closed sale price per square foot: $1,224
• Average closed home price: $3,900,000
• Active listing price per square foot: $1,453
• Average active listing price: $4,900,000
• Average negotiation: 8 percent below asking

Market Activity

• Closed sales past 12 months: 25
• Active listings: 9
• Total households: 814
• Annual turnover rate: approximately 3 percent
• Total sales volume: $97.7 million
• Estimated months of inventory: 4.3 months

What Is Happening in the Keystone Point Real Estate Market?

The number I watch first is closed sale price per square foot, currently $1,224.

Current listings are asking an average of $1,453 per square foot, an 18.7 percent premium over what buyers have recently paid. Average closed price is $3.9M compared to $4.9M for homes currently for sale.

In a small waterfront neighborhood like Keystone Point, averages can shift depending on the specific properties available. Waterfront exposure, lot, condition and size all matter. But the spread between closed and active pricing tells us buyers are still distinguishing between asking price and market value.

What Has Changed Since April?

Closed values have improved.

The rolling 12-month closed price per square foot increased from $1,161 in April to $1,224 in September, while average closed price increased from $3.5M to $3.9M.

Inventory also tightened considerably, dropping from 17 active listings to just 9.

The interesting contradiction is market time. In April, active listings had been on the market for an average of 144 days. Today’s active listings have already accumulated an average of 330 days without selling, compared to 183 days for homes that successfully sold during the past 12 months.

Fewer homes are available and closed values are higher, but buyers are still willing to wait when a property doesn’t meet their expectations.

Is Keystone Point a Buyer’s or Seller’s Market?

Approximately 4.3 months of inventory points to a relatively balanced market.

For sellers, having only nine competing properties is an advantage. For buyers, the 8 percent average negotiation on closed sales shows there is still room to negotiate.

Neither side has complete control.

How Active Is the Keystone Point Housing Market?

Keystone Point remains a high-value, low-turnover waterfront market.

Only 25 homes sold over the past 12 months among approximately 814 households, representing roughly 3 percent of the neighborhood. Those transactions generated $97.7 million in sales volume.

Because so few properties trade, individual sales can have an outsized effect on neighborhood averages. That makes understanding the specific property just as important as understanding the overall market.

Keystone Point Real Estate FAQ – September 2026

Are Keystone Point home values increasing?

The rolling 12-month numbers have improved since April, with both average closed price and closed price per square foot moving higher.

Does low inventory mean sellers can ask whatever they want?

No. Limited inventory reduces competition between sellers, but buyers still compare a property’s price, condition and waterfront characteristics with recent sales before deciding what they are willing to pay.

Is $1,224 per square foot what every Keystone Point home is worth?

No. It is the current rolling 12-month average for closed sales and a useful market benchmark, not a valuation for an individual property. Waterfront exposure, lot, condition, size and other characteristics can materially affect value.

What should buyers and sellers pay attention to in Keystone Point?

Look beyond the average price. In a small waterfront neighborhood, the characteristics of each property can create significant differences in value. Recent comparable sales are more useful when the properties are actually comparable.

Waterfront Markets Are Not Forgiving

Keystone Point is a small, high-value waterfront market where the wrong pricing decision can cost you time or money. I’ve worked Miami’s waterfront neighborhoods for over two decades and now lead a 200-agent team navigating these markets with data and discipline.

If you’re buying or selling in Keystone Point, understand what buyers are actually paying before you make your move.

About This Keystone Point Real Estate Report

This Keystone Point Real Estate Market Report is compiled and interpreted by Ines Hegedus-Garcia, Managing Partner of Avanti Way East Miami and founder of Miamism.

Data is sourced from MLS activity and reflects rolling 12-month residential performance through September 2026. Reports are published consistently to create a structured, data-driven archive of Miami neighborhood real estate trends.

The post Keystone Point Real Estate Market Report – September 2026 appeared first on Miamism.

It actually makes me happy when someone asks because it means people who buy historic homes are paying attention to the details that make these houses special.

The answer, however, is a little more complicated than simply saying, “The correct roof is barrel tile.”

There are many types of barrel tile, and not all barrel tiles are historically appropriate for a Mediterranean Revival home. Historic Spanish-Med homes throughout Miami, particularly those built during the 1920s, were often roofed with Historic Cuban Barrel Tile. And that tile has a history of its own.

What Is Historic Cuban Barrel Tile?

Historic Cuban Barrel Tile is one of the key elements found in Mediterranean Revival architecture.

I say key because the roof is one of the most visible architectural elements of a house. Put the wrong roof on a beautiful historic home and something immediately feels off, even if you can’t quite identify why.

Historic Cuban Tile is handmade or hand-processed natural clay barrel tile. The term generally refers to tile made in Cuba before the U.S. embargo, as well as older Spanish tile that was salvaged from buildings in Cuba and imported into the United States during the 1920s and 1930s.

These tiles weren’t manufactured to look perfectly identical. Their variations in shape, texture and color are part of their character, and collectively they create the aged, informal appearance we associate with many of Miami’s original Mediterranean Revival roofs.

The National Park Service considers the shape, color, pattern and texture of historic clay tile important characteristics when preserving a historic roof.

Can Historic Cuban Barrel Tile Be Reused?

If you have a home with original Historic Cuban Barrel Tile and it’s time to replace the roof, don’t automatically let someone throw that tile away.

This is where hiring the right roofer becomes critical.

A roofer who specializes in historic homes should know how to carefully remove the existing tile and determine what can be salvaged. Not every piece will survive or be suitable for reuse, but usable original tile can often be incorporated into the new roof.

The Secretary of the Interior’s Standards favor repairing historic materials when possible rather than automatically replacing them. When replacement is necessary, the new material should be compatible with the historic character of the property.

That doesn’t mean every tile on the new roof needs to be original. A replacement roof can incorporate compatible new tile with salvaged historic pieces used strategically in visible areas, including caps, ridges and roof edges.

Replacing a Historic Cuban Barrel Tile Roof

If the original Historic Cuban Tile is already gone, don’t panic. There are still ways to build a historically appropriate roof.

Salvaged Historic Cuban Tile can sometimes be purchased, but that isn’t the only option. Modern handmade clay barrel tile, or tile manufactured to reproduce the irregular appearance of traditional handmade tile, can help achieve the character of the original roof without pretending that new material is historic.

Modern handmade clay barrel tile can provide the variation in color, texture and character needed when original historic tile isn’t available.

And here’s something that’s easy to overlook: the tile itself is only part of the equation. How it is installed matters.

Traditional barrel tile roofs use pan tiles and cap tiles. The pan tiles form the channels of the roof, while the cap tiles overlap them.

Historic roofers may also use details such as double caps and specific treatments along the roof edge to recreate the character of the original installation. Those details may sound insignificant, but they’re exactly the kinds of things that determine whether a new roof looks appropriate on an old house or looks like a brand-new roof that happens to be sitting on one.

Does the Roofer Matter on a Historic Home?

Absolutely.

Someone can be an excellent roofer and still not understand historic roofs.

If you’re replacing a roof on a Mediterranean Revival home, ask specifically about experience with historic properties, handmade clay tile and salvaged tile. Ask how the existing tile will be removed, what they expect to salvage and how the old and new material will be incorporated into the installation.

And look at their previous work.

Knowing how to install a tile roof and knowing how to restore a historic tile roof are not necessarily the same thing.

Should Historic Clay Tile Roofs Be Pressure Cleaned?

This was a big issue when I originally wrote about historic roofs, and it’s still something owners should approach carefully.

Historic clay tile is porous, and old tile can become increasingly fragile with age. The mold, color variation and weathering that develop over time are also part of that aged character. Trying to make an old clay roof look brand new isn’t necessarily doing the house any favors.

The Secretary of the Interior’s Standards recommend using the gentlest means possible when cleaning historic materials and avoiding treatments that cause damage.

So before anyone pressure cleans an old clay tile roof, find out exactly what you have and talk to someone who understands historic roofing materials.

Where Can You Find Historic Roof Preservation Guidelines?

When in doubt, don’t guess.

The Secretary of the Interior’s Standards for Rehabilitation are an excellent starting point for understanding how historic materials and character-defining features should be treated.

For roofs specifically, the National Park Service’s Preservation Brief 30: The Preservation and Repair of Historic Clay Tile Roofs goes into much more detail about historic clay tile, deterioration, repair, replacement and installation.

And if your home is individually designated or located within a historic district, check local preservation requirements before replacing the roof. What requires review or approval depends on the property and jurisdiction.

The Miamism Take

A Mediterranean Revival roof isn’t supposed to look perfect.

The variations in the clay, the different tones, the irregularities and even the way the roof ages are part of what gives these homes their character. Take all of that away and replace it with something perfectly uniform, and you’ve changed much more than the roof.

If you’re fortunate enough to still have original Historic Cuban Barrel Tile, know what you have before anyone starts removing it. If the original tile is already gone, there are ways to create a roof that respects the architecture without trying to fake history.

The goal isn’t to make an old house look new. It’s to take care of what makes it worth preserving.

Frequently Asked Questions

Is all barrel tile appropriate for a Mediterranean Revival home?

No. Barrel tile comes in different profiles, materials, colors and finishes. On a historic Mediterranean Revival home, the roof should be compatible with the scale, texture and character of the original architecture.

Can you still buy Historic Cuban Barrel Tile?

Salvaged Historic Cuban Tile may be available through specialty suppliers. Modern handmade clay tile can also be an appropriate alternative when original material isn’t available or practical.

Do I need approval to replace the roof on a historic home?

Possibly. If the property is individually designated or located within a historic district, roof replacement may be subject to local historic preservation requirements. Check with the appropriate local authority before selecting materials or beginning work.

Thinking About Selling Your Historic Miami Home?

Historic homes aren’t like every other property, and they shouldn’t be marketed that way.

We know the architecture. We understand the details that make these homes special, from Cuban tile and original windows to the things buyers may walk right past without realizing their significance. More importantly, we know how to tell that story to the audience looking for exactly this kind of home.

Historic Miami real estate has always been one of our fortes. If you’re thinking about selling your historic home, call us. We’ll make sure the right buyers understand what they’re looking at and why it matters.

The post What Is the Right Type of Roof for a Mediterranean Revival Home? appeared first on Miamism.

Awnings are one of those details that can look completely right or completely wrong on a historic house. The good news is that this is not rocket science. There are a few basic rules, a couple of NO NO’s, and a whole lot of common sense.

This comes up quite a bit with Mediterranean Revival architecture here in Miami, where awnings aren’t only decorative. They have a job to do. They provide shade and weather protection, and when they’re done correctly, they can add a lot of personality to a facade without taking away from the architecture.

I’ve written about some of these other details before, including:

• historic Cuban barrel tile,

• lime paints for historic homes and one of my favorites,

• Please Don’t Use the Wrong Window.

These may seem like individual decisions, but together they are what preserve the architectural character of a historic home.

So let’s talk awnings.

Are Awnings Appropriate for Historic Homes?

Absolutely. Awnings have historically been used for shade and protection from the elements, which obviously makes a lot of sense in Miami.

The important thing to remember is that their primary purpose is functional, not decorative. Traditionally, awnings were installed where they were needed, not over every single window and door just because there was an opening available.

Please don’t overdo it. There is nothing worse than seeing every single fenestration, meaning every window and door opening, covered by an awning. That’s what I call overkill.

The architecture should still be able to breathe.

What Shape Awning Should You Use?

Here’s the easiest rule of all: follow the shape of the opening.

• If the door or window is square or rectangular, use a straight or rectangular awning. Never arched.

• If the door or window is arched, use an arched awning. Never straight.

Pretty simple, don’t you think?

And yet, once you start looking around Miami, you’ll notice how often this gets ignored. An arched awning over a rectangular window creates a shape that has absolutely nothing to do with the architecture. The same thing happens when you put a straight awning across a beautiful arched opening.

The awning should reinforce the geometry that’s already there, not invent a new one.

These are examples of straight or rectangular awnings installed over rectangular doors and windows. Nothing complicated. They simply follow the architecture.

Never install an arched awning on a rectangular opening. Please.

This is a beautiful example of arched awnings placed within arched openings. The shape makes sense because it’s responding to the architecture.

What About Bubble Awnings?

Not all arched awnings are created equal, and here’s another NO NO: the bubble awning.

An awning over an arched opening should follow the shape of the architecture. A bubble awning may technically be curved, but it creates its own rounded, projecting shape instead of following the plane and geometry of the opening.

Bubble awnings are much more appropriate for commercial applications. On a historic residence, especially Mediterranean Revival architecture, they can compete with the opening instead of complementing it.

If you already have one, I apologize. You probably didn’t know any better.

What Color Should Awnings Be?

This is where the rules loosen up because color is definitely subjective.

Striped fabric is usually my preference, but not always. If the facade already has a lot going on, stripes can become overwhelming. Some people believe solid colors look more formal and appropriate, but I really think it depends on the particular architecture of the house.

Look at the whole facade. The stucco, roof tile, windows, doors, landscaping and other architectural details are already part of the composition. Your awnings need to live with all of it.

And here’s one piece of advice I still give people: get a big fabric swatch.

Those tiny samples in the books are almost useless, especially if you’re choosing stripes. You need to see enough fabric to understand the pattern and how the color will actually read on the house. Miami sunlight can also make a color look very different outside than it did when you picked it from a sample book. A good awning company should be happy to provide a larger sample.

What Do Historic Preservation Standards Say About Awnings?

This isn’t something I’m making up as I go.

Historic restoration should be consistent with recognized preservation standards, including The Secretary of the Interior’s Standards for Rehabilitation. These standards provide guidance for preserving the historic character of a property while allowing it to continue to be used and adapted over time.

The National Park Service also has an entire Preservation Brief dedicated to The Use of Awnings on Historic Buildings: Repair, Replacement & New Design, which goes into much more detail about historic awnings and how new or replacement awnings should relate to a building.

Then there are local requirements. Depending on the property and whether it has a historic designation or is located within a historic district, exterior changes may require additional review or approval.

Educating yourself about these details is part of owning a historic home. Roofs, windows, paint, awnings and all those seemingly small decisions are what collectively preserve, or slowly erase, the character of the architecture.

The Miamism Take

Awnings can bring a lot of life to a facade, historic or not. They can provide shade, help with energy efficiency and take the “boring” factor out of a house that needs a little something.

But more isn’t better.

Think about why the awning is there, whether its shape makes sense and how it relates to the rest of the house. On a historic home, the best additions don’t fight for attention. They look like they were always supposed to be there.

And please, no bubble awnings.

Frequently Asked Questions

Can you put awnings on a historic home?

Yes. Awnings can be appropriate for historic homes when their shape, placement and design respect the architecture and any applicable preservation requirements.

Should an awning match the shape of the window?

Yes. Straight awnings belong on rectangular openings and arched awnings belong on arched openings. Following the existing geometry is one of the simplest ways to make an awning look appropriate to the architecture.

Do I need approval to add awnings to a historic home?

Possibly. Requirements depend on the property’s historic designation and local regulations. If the home is individually designated or located within a historic district, check with the appropriate local preservation authority before making exterior changes.

Thinking About Selling a Historic Miami Home?

Historic homes aren’t like every other property, and they shouldn’t be marketed that way. We know the architecture, we understand the details that make these homes special, and, more importantly, we understand the audience looking for them.

Historic Miami real estate is one of our fortes. If you’re thinking about selling your historic home, give us a call. We’ll make sure the right buyers understand exactly what makes it worth paying attention to.

BONUS: One last thing… did you catch what’s wrong with the awnings in the post image? Consider this your final exam

The post How to Choose the Right Awnings for a Historic Miami Home appeared first on Miamism.

It is a common topic right now, and I decided to write about it because I want people to think beyond the immediate tax savings. I don’t know a single person who doesn’t want to pay less in taxes, which is exactly why I think Amendment 3 deserves a closer look.

If approved, the amendment would increase the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028, with future inflation adjustments. It would also reduce the annual assessment cap on non-homestead property from 10% to 5%.

For many homeowners, that would mean meaningful tax savings. It would also reduce local property tax revenue. Florida’s fiscal analysis estimates the loss could eventually approach $12 billion annually.

So the question is not only, How much will I save? It is also, What happens next?

What Could Change?

Property taxes help pay for police, fire rescue, roads, stormwater systems, infrastructure and other local services. With less recurring revenue, cities and counties may have to:

• Delay or reduce services and projects
• Rely more on fees, assessments or other revenue
• Shift costs to residents in other ways

The impact will vary. Communities with different tax bases and budgets will face different challenges. But the money removed from property taxes will still have to be replaced, reduced or shifted elsewhere.

New Residents May Receive the Benefit Later

People who were not permanent Florida residents by December 31, 2026, would generally receive the current homestead exemption when they qualify but would not receive the expanded exemption until their fifth year.

As a result, two homeowners with similar properties could have different taxable values based on when they became Florida residents. New buyers should consider this when calculating the cost of owning property in Florida. And for a state that relies on people moving in, this may ultimately cost us.

Could Development Become More Important?

Because Amendment 3 would reduce taxes on existing homestead property and limit assessment increases on non-homestead property, new construction and redevelopment could become more important to local governments seeking to grow their tax base.

This does not mean every development proposal will be approved. But in places like Miami, where growth, density, infrastructure and resiliency are already major issues, the financial implications deserve attention. In smaller cities that have worked hard to preserve their identity and character, greater dependence on new taxable value could also create pressure for redevelopment, potentially changing the very nature of those communities.

Could Borrowing Become More Expensive?

Cities and counties borrow money for roads, bridges, water systems and stormwater projects. If property tax revenue falls, some governments could appear less financially secure, potentially increasing borrowing costs.

S&P Global Ratings has warned that Amendment 3 could create financial pressure for some local governments. Higher borrowing costs could make infrastructure projects more expensive or lead to delays and budget cuts.

Before We Jump to Yes

I have read countless chats, posts and discussions about Amendment 3, and the reaction I keep seeing is an almost immediate yes. I understand why. We need tax reform, and I have yet to meet anyone who argues that we do not.

But supporting tax reform and supporting a particular method of tax reform are not the same thing.

Before voting, I encourage you to dig deeper than the promised savings and investigate how Amendment 3 could affect your own city or county. Every municipality has a different tax base, budget and level of dependence on property tax revenue, so the consequences will not be identical everywhere.

The uncomfortable possibility is that property tax reform could save you money on one line of your tax bill while ultimately costing you somewhere else. That is difficult to swallow, especially when the entire premise is tax relief, but it is exactly why we need to understand the consequences before changing the Florida Constitution.

The Bigger Question

Amendment 3 could provide real tax relief for many Florida homeowners. But voters should also consider:

• Will local services be reduced?
• Will fees or assessments increase?
• Will costs simply shift elsewhere?
• Could infrastructure borrowing become more expensive?
• Will new development become more important to local budgets?
• How will the five-year rule affect new Florida residents?

We may not know exactly how every city and county will respond. That is why these questions should be discussed before the amendment passes.

I am not asking anyone to vote against tax reform. I am asking you to look beyond the headline, investigate what this amendment could mean where you live, and make an informed decision about whether this particular version of tax reform gets us where we actually want to go.

Additional information: Florida REALTORS supports amendment 3 and believe this will lead to more responsible budgeting practices for smaller communities/cities that will have to prioritize responsible spending.

Tax relief may be the goal, but understanding who pays for what comes next is just as important.

The post Florida Amendment 3 Explained: What Property Tax Reform Could Really Cost appeared first on Miamism.

After decades of plans, approvals, promises and delays, the stadium is headed to a public referendum in the City of Miami on August 18. This is not the final vote, but it is a critical step toward finally moving the restoration forward.

My history with the Marine Stadium goes back to 2013, when I wrote The Miami Marine Stadium Needs You after touring it with the National Trust for Historic Preservation, preservation advocates, my former University of Miami architecture professor Jorge Hernandez, and the stadium’s original architect, Hilario Candela.

I still remember hearing Hilario talk about the building he designed and everything it had witnessed as Miami changed around it. What stayed with me most was his excitement about its future.

That summer, the Miami City Commission approved plans for the stadium, Gloria Estefan became involved as the “Voice of the Stadium,” and it felt like restoration was finally within reach. By 2016, I was writing about the efforts being “back” again and describing the process as painfully slow.

Here we are in 2026.

What Happens August 18

City of Miami voters will decide whether the City can move forward with an agreement to activate and manage the historic Miami Marine Stadium and surrounding Flex Park.

You may have seen the campaign asking voters to choose YES, #172. Approval does not complete the restoration or reopen the stadium. More planning and approvals remain, but a positive vote allows the process to continue.

After all these years, continuing matters.

Why This Stadium Matters

As an architect, I have always seen the Marine Stadium as much more than an abandoned grandstand.

Hilario Candela designed something uniquely Miami, with its dramatic cantilevered concrete roof, Biscayne Bay as its setting, a floating stage and the skyline beyond it. Architecture, water and performance were conceived as one experience.

You could not pick this building up and put it somewhere else and have it mean the same thing.

The stadium also holds generations of Miami memories, from boat races and concerts to graduations and community events. Its architectural and cultural importance has been recognized nationally for years.

What it needs now is not another conversation about whether it is worth saving. It needs the opportunity to actually be saved.

Miami Marine Stadium Needs You. Again.

If you live in the City of Miami and believe this landmark deserves a future, vote YES, #172 on August 18.

Then share this with another City of Miami voter, because this is one of those moments when caring about Miami’s history requires doing something about it.

Learn more about the campaign at BringBackMarineStadium.com.

I still think about Hilario standing inside the stadium and talking about its future with such excitement. He is no longer here to see what happens next, but the building he created is still waiting

Enough waiting. Let’s give the Miami Marine Stadium its next chapter.

More from the Miamism archives

The Miami Marine Stadium Needs You | 2013

Gloria Estefan and the Miami Marine Stadium

Miami Marine Stadium Plans Approved by City Commissioners | 2013

Miami Marine Stadium Restoration Efforts Are BACK! | 2016

UPDATE: Big Win for the Miami Marine Stadium!

Miami voters passed a ballot referendum that allows the city to enter into a management agreement with a company that will operate events at the architecturally renowned Miami Marine Stadium, which has sat abandoned for decades.

According to The Miami Herald:

With the passage of Miami Referendum 2, the city can move forward with management partner Global Spectrum, a subsidiary of Oak View Group, one of the country’s largest operators of sports and entertainment venues. Under the proposal, Oak View Group will receive a 10-year management contract, with three options for renewal.

The city will receive a large cut of revenue from events and sponsorships while paying Oak View Group a monthly management fee. “We are elated that the Miami community advanced this important step forward in the restoration of one of Miami’s most treasured landmarks,”

Greg O’Dell, president of venue management for Oak View Group, said in a statement Tuesday night. “Miami Marine Stadium is more than a venue, it’s a symbol of Miami’s vibrant history and future.” Pardo, who sponsored the legislation to put the Marine Stadium referendum on the ballot, said Tuesday that it was “a truly magical moment for the Magic City.”

“The people of Miami have spoken clearly, and they want this iconic landmark back,” Pardo said. “The hard work begins now, and I’m proud to stand behind this project every step of the way as we bring the Marine Stadium back to life and return this extraordinary piece of Miami’s history to the public, where it belongs.”

The referendum includes the following terms:

-City receives 93% of gross sales of all events after deducting a $33,333 monthly management fee

-City receives 85% of sponsorship revenues Up to a 40-year term

-Global Spectrum to pay the city up to $10,000,000 toward the restoration of Historic Marine Stadium

-Oak View Group will pay the city a total capital investment of up to $10 million for restoration of the stadium.

-The operator will get a $400,000 annual base fee, as well as incentive fees equal to 7% of gross revenues, food and beverage sales, and 15% of revenue from sponsorships and premium seating, according to the underlying city legislation.

The proposal entails building a long-promised flex park, operated by Oak View Group, that will convert the stadium’s vast parking lot into a water-oriented public recreational facility that could also be used for special events.

Don Worth, co-founder of Restore Miami Marine Stadium, previously told the Herald that while the total restoration cost has not yet been determined, there are several non-city funding sources available to pay for the restoration, like the sale of historic tax credits, as well as naming rights.

Read more at: https://www.miamiherald.com/news/local/community/miami-dade/article316868574.html#storylink=cpy

https://www.bringbackmarinestadium.com/volunteer-election-day

The post Miami Marine Stadium Needs You. Again. appeared first on Miamism.

Data through July 2026 | Rolling 12-Month Residential Analysis

Surfside Market Summary – July 2026

Pricing

• Closed sale price per square foot: $1,293
• Average closed home price: $3,500,000
• Average active listing price: $10,500,000
• Price per square foot premium on active listings: 18 percent
• Average negotiation: 9 percent below asking

Market Activity

• Properties sold past 12 months: 39
• Active listings: 7
• Total households: 3,196
• Market absorption rate: 1.2 percent
• Total sales volume: $134.8 million

Market Timing

• Average days on market: 188 days

What Is Happening in the Surfside Real Estate Market?

The defining story in the Surfside real estate market is no longer just low inventory. It’s the widening gap between asking prices and what buyers are actually willing to pay.

Recent sales averaged $3.5 million, while current active listings are averaging $10.5 million.

That doesn’t necessarily mean values have tripled. It likely reflects a combination of ultra-luxury inventory entering the market and sellers testing price points well above recent comparable sales.

The same pattern appears in price per square foot. Buyers have been closing around $1,293 per square foot, while active listings are asking $1,523 per square foot.

Even in one of Miami’s most desirable beachfront communities, buyers continue to anchor their decisions to recent sales rather than aspirational pricing.

What Has Changed Since February?

The market has become even more selective.

Back in February, the average closed sale was $2.6 million. Today it stands at $3.5 million, reflecting stronger pricing for homes that are actually selling.

The bigger shift is on the listing side.

Average active pricing jumped from $5.4 million to $10.5 million, while available inventory dropped from 29 listings to just 7.

At first glance, that might suggest an exceptionally strong seller’s market.

Instead, active listings are now averaging 342 days on market, compared to 139 days in February.

Luxury inventory may be scarce, but buyers are proving they will still wait for the right property at the right price.

Is Surfside a Buyer’s or Seller’s Market?

Surfside continues to challenge traditional market definitions.

Inventory is exceptionally tight, a condition that would normally favor sellers.

Yet buyers continue negotiating an average 9 percent below asking, and current listings are remaining on the market significantly longer than homes that recently sold.

The result is a market where scarcity alone is not enough to justify aggressive pricing.

How Competitive Is the Surfside Housing Market?

Surfside remains one of Miami’s lowest-turnover neighborhoods.

Only 39 homes changed hands during the past year among 3,196 households, representing an annual market absorption rate of approximately 1.2 percent.

Despite the limited number of transactions, annual sales volume reached $134.8 million, confirming Surfside’s position as one of South Florida’s premier luxury coastal communities.

When inventory becomes this limited, every listing has a meaningful impact on market statistics.

Why Are Homes Taking Longer to Sell?

Closed sales averaged 188 days on market.

Current listings are averaging 342 days.

That 82 percent increase suggests today’s asking prices are meeting resistance.

Luxury buyers have options beyond Surfside. They compare neighborhoods, waterfront locations, architecture, lot size, and long-term value before making decisions.

In today’s market, pricing strategy remains more important than inventory levels.

What Is the Biggest Risk in the Surfside Market?

The greatest challenge is the growing gap between seller expectations and market-supported values.

Recent buyers have paid an average of $1,293 per square foot.

Current sellers are asking $1,523 per square foot.

That difference may not sound dramatic until multiplied across a 4,000 or 5,000-square-foot home.

Pricing discipline remains the single biggest factor influencing whether a property sells or continues to accumulate days on market.

Surfside Real Estate FAQ – July 2026

Why are there so few homes for sale in Surfside?

Surfside remains a low-turnover community where homeowners tend to hold properties for many years. Limited inventory is one of the defining characteristics of this market.

Are Surfside home prices increasing?

Closed sales continue to support strong values. However, asking prices are increasing much faster than completed sales, creating a wider pricing gap than earlier this year.

Why are homes taking longer to sell if inventory is so low?

Luxury buyers remain disciplined. Even with limited inventory, they are unwilling to chase pricing that exceeds recent comparable sales.

Is Surfside still a strong long-term investment?

Yes. Surfside continues to benefit from its beachfront location, limited land supply, and strong long-term demand. Short-term pricing adjustments do not change those fundamentals.

Coastal Markets Require Precision

Surfside is a low-turnover, high-value coastal market. I’ve worked Miami’s waterfront and barrier island properties for over two decades and now lead a 200-agent team navigating markets like this with discipline and clarity. If you’re buying or selling in Surfside, do it with someone who understands both luxury positioning and the numbers behind it.

About This Surfside Real Estate Report

This Surfside Real Estate Market Report is compiled and interpreted by Ines Hegedus-Garcia, Managing Partner of Avanti Way East Miami and founder of Miamism.

Data is sourced from MLS activity and reflects rolling 12-month residential performance through July 2026. Reports are published consistently to create a structured, data-driven archive of Surfside real estate trends.

The post Surfside Real Estate Market Report – July 2026 appeared first on Miamism.

Every August and September, restaurants across Greater Miami and Miami Beach offer specially priced multi-course menus during Miami Spice, giving locals and visitors the perfect excuse to explore the city’s incredible dining scene.

There’s something about sitting down at one of your favorite Miami restaurants and hearing the server say, “Would you like the Miami Spice menu?” Instant smile. Even if you’ve been there dozens of times, it suddenly feels like the perfect excuse to order something you’ve never had before.

What Is Miami Spice?

Miami Spice is an annual dining event featuring prix fixe lunch, brunch, and dinner menus at participating restaurants throughout Greater Miami and Miami Beach. It’s one of Miami’s most anticipated summer traditions and a great way to discover new restaurants, revisit old favorites, and experience some of the city’s top chefs at promotional prices.

When Is Miami Spice?

Miami Spice takes place every year during August and September.

How Do You Find Participating Restaurants?

The official Miami Spice website makes planning easy. You can browse participating restaurants by area, cuisine, or meal service, and even preview menus before making a reservation.

If you’re looking for inspiration, don’t miss the Signature Dining Experiences, featuring curated menus from some of Miami’s most celebrated restaurants.

• Official Miami Spice Guide
• Participating Restaurants by Area
• Signature Dining Experiences

How Do I Make the Most of Miami Spice?

A few things I’ve learned over the years:

• Make reservations early, especially for weekends.
• Finally try that restaurant you’ve been talking about all year.
• Explore the neighborhood before or after your meal. One reservation can turn into an evening discovering a part of Miami you haven’t visited in a while.
• Remember that beverages, tax, gratuity, and some menu upgrades may not be included.

The Miamism Take

Living in Miami means there’s always another restaurant to try, but it’s easy to fall into the habit of going back to the same favorites. Miami Spice is my annual reminder to branch out. I’ve discovered some incredible places over the years simply because they were participating, and many have become regular stops long after Miami Spice ended.

Frequently Asked Questions

When is Miami Spice?

Miami Spice takes place every year during August and September.

Do I need a reservation?

Reservations aren’t required at every restaurant, but they’re highly recommended, especially for popular restaurants and weekends.

What is a prix fixe menu?

A prix fixe menu is a multi-course meal offered at a fixed price. During Miami Spice, participating restaurants create special lunch, brunch, and dinner menus exclusively for the event.

The post What Is Miami Spice? A Local’s Guide to Miami’s Favorite Dining Tradition appeared first on Miamism.

Every year, while visitors head to the beach and many locals leave town, some of Miami’s best luxury spas offer special treatments at prices you rarely see the rest of the year. It’s called Miami Spa Month, and despite the name, it runs throughout July and August.

I’ve lived in Miami long enough to know we don’t always appreciate what’s in our own backyard. Miami Spa Month is my excuse to slow down for a few hours, recharge, and enjoy the city the way visitors do, without ever checking into a hotel.

What Is Miami Spa Month?

Miami Spa Month is an annual wellness event featuring promotional spa treatments at participating spas throughout Greater Miami and Miami Beach. Many are located inside luxury hotels and offer massages, facials, body treatments, and wellness experiences at special seasonal pricing.

When Is Miami Spa Month?

Despite the name, Miami Spa Month typically runs from July through August 31, making it one of Miami’s signature summer events.

How Do You Find Participating Spas?

The easiest way is through the official Miami Spa Month guide, which lets you browse participating spas by neighborhood. Whether you’re looking for a spa in Miami Beach, Brickell, Coral Gables, Coconut Grove, Bal Harbour, or elsewhere, the list makes it easy to find one nearby.

You can also explore the featured Signature Spa Experiences, showcasing unique treatments created specifically for Miami Spa Month.

• Official Miami Spa Month
• Participating spas by neighborhood
• Signature Spa Experiences

How Do You Make the Most of Miami Spa Month?

• Book early, especially for weekends.
• Check what’s included. Some spas offer access to pools, steam rooms, or relaxation lounges with your treatment.
• Turn it into a staycation by exploring the neighborhood before or after your appointment.

The Miamism Take

Living in Miami, it’s easy to forget we’re surrounded by places people travel thousands of miles to experience. Miami Spa Month is my annual reminder to slow down for a few hours, enjoy our city from a different perspective, and take advantage of something that’s right in our own backyard.

Frequently Asked Questions

When does Miami Spa Month end?
It typically runs through August 31 each year.

Do you have to stay at the hotel?
No. Most participating spas welcome anyone with a reservation.

Should you make reservations?
Yes. The most popular treatments and weekend appointments book quickly.

The post What Is Miami Spa Month? A Local’s Guide to Miami’s Summer Spa Event appeared first on Miamism.

As an architect and someone who’s called Miami home for more than four decades, I’ve always been drawn to the places that many people drive past without realizing their significance. Some are architectural masterpieces. Others are reminders of the people, ideas, and moments that helped shape the city we know today.

These aren’t necessarily Miami’s most famous landmarks, but I think they help define who we are.

1. Bacardi Building

You’ve probably driven by the Bacardi Building hundreds of times without ever really noticing it. And that’s a shame, because it’s one of Miami’s architectural treasures.

Designed by architect Enrique Gutiérrez as Bacardi’s U.S. headquarters, it’s one of my favorite examples of Modern architecture in the city. Today, the building is home to the National YoungArts Foundation, and one of my real estate offices sits directly across the street, so I get to enjoy it on a regular basis. I still catch myself looking up every time I walk outside.

And don’t miss the Jewel Box right behind it. Resting on its unmistakable orange base, its colorful stained glass artwork is just as bold and unexpected as the Bacardi Tower itself.

Here’s an article I wrote back in 2018

(address: 2100 Biscayne Blvd – Miami, FL 33137)

2. 1111 Lincoln Road

This may be one of my all-time favorite buildings in Miami, even if it is a parking garage.

When Herzog & de Meuron’s design was first unveiled, the exposed concrete structure caused quite a stir. It wasn’t what people expected, and that’s exactly what makes it so memorable.

I can spend hours photographing this building. Every angle feels different. Every level reveals a new perspective. Sometimes it reminds me of an M.C. Escher drawing, where your eye keeps following lines and wondering how everything fits together. It’s part sculpture, part parking garage, and one piece of architecture I never get tired of visiting.

Here’s an article I wrote back in 2021

(address: 1111 Lincoln Road, Miami Beach, FL 33139)

3. The Coppertone Sign

If you grew up in Miami, you probably remember the Coppertone sign. For years, it was one of those landmarks that let you know exactly where you were. When it disappeared, it felt like a little piece of Miami disappeared with it.

Thankfully, a passionate group of preservationists made sure that didn’t happen. The sign was restored and relocated to the MiMo District, where it continues to celebrate a different era of Miami, one defined by roadside architecture, neon, and optimism.

I love that Miami chose to preserve it. Cities don’t just need grand monuments. Sometimes they need reminders of the little things that made them memorable.

Here’s an article I wrote back in 2009

(address: 7300 Biscayne Blvd, Miami, FL 33138)

4. Alhambra Water Tower

Coral Gables has no shortage of beautiful landmarks, yet somehow the Alhambra Water Tower still flies under the radar.

Built in 1924, it wasn’t designed to look like a water tower at all. George Merrick wanted to conceal the steel water tank inside a Mediterranean Revival tower because his vision for Coral Gables extended beyond function. He was creating an idealized city where even utilitarian structures became part of the fantasy.

It’s one of those landmarks that reminds me Coral Gables wasn’t just planned. It was imagined.

Here’s a Miamism Fridays from 2010

(address: 2000 Alhambra Circle, Coral Gables, FL 33134)

5. Temple Israel

Temple Israel is easy to overlook as you drive through Edgewater, but it’s one of Miami’s most important historic buildings.

Founded in 1922 as South Florida’s first Reform Jewish congregation, its historic sanctuary, designed by Robertson & Patterson, blends Moorish and Neo-Gothic influences in a way that almost feels Gaudí-inspired. It’s unlike anything else in Miami and worth slowing down to appreciate, even if you’re simply driving by.

(address: 137 NE 19th Street, Miami, FL 33132)

6. South Pointe Park

I never really need a reason to go to South Pointe Park.

Some days it’s to walk out onto the pier. Other days it’s to sit by the water and watch the cruise ships pass through Government Cut. The sculptures, open green spaces, winding paths, and endless views make it one of those places that always feels alive.

If you spend enough time there, you’ll notice people fishing, families picnicking, rollerblading, practicing yoga, and sometimes even doing acrobatics on the lawn as the sun begins to set. It captures something I love about Miami. We’re a city that lives outdoors.

(address: 1 Washington Ave, Miami Beach, FL 33139)

7. Hotel Victor

Ocean Drive has no shortage of beautiful Art Deco buildings, but Hotel Victor always pulls my attention.

Designed by L. Murray Dixon, it’s one of my favorite examples of Art Deco transitioning into Streamline Moderne. I love its proportions, the graceful curves, and the way the neon feels like it was designed with the building instead of added later. At night, the soft glow makes it feel every bit as glamorous today as it must have decades ago.

Here’s a Miamism Fridays from 2012

(address: 1144 Ocean Dr, Miami Beach, FL 33139)

8. The Orb at The Betsy

One of my favorite surprises in Miami Beach is hidden in plain sight.

The Orb connects the historic Betsy Hotel with its contemporary addition designed by architect Allan Shulman. What could have been an ordinary passage between two buildings became an experience instead.

It’s one of those places that reminds me architecture isn’t just about buildings. It’s about how people move through them.

(address: 1440 Ocean Dr, Miami Beach, FL 33139 – on the alley)

9. Miami Tower

I can’t remember a Miami skyline without the CenTrust Tower. That probably ages me a bit, but it will never quite be the Miami Tower in my mind.

Designed by I. M. Pei & Partners, it’s an elegant building during the day. At night, it’s when the fun begins.

I still catch myself looking up to see what colors it’s wearing. One night it’s celebrating another country with the colors of its flag. The next it’s pink for Breast Cancer Awareness Month, orange and teal for the Dolphins, or lit up for one of Miami’s many celebrations. Somehow it always seems to be part of whatever the city is celebrating.

Here’s an article I wrote back in 2017

(address: 100 Southeast 2nd Street, Miami, FL 33131)

10. Morris Lapidus Follies

Few architects have influenced Miami Beach more than Morris Lapidus.

The follies on Lincoln Road celebrate the architect whose playful, theatrical approach forever changed the look of Miami Beach. Their sweeping curves and sculptural forms feel perfectly at home here.

Years after they were installed, I still think they pull Lincoln Road together. They’re the glue that ties the pedestrian mall together, creating moments where people stop, gather, take photos, or simply sit and enjoy one of Miami Beach’s most iconic public spaces.

Here’s a Miamism Fridays about Morris Lapidus

(address: Lincoln Road Mall, Miami Beach, FL 33139)

Final Thoughts

What I love about these landmarks is that they tell a different story than the postcards.

Some celebrate architecture. Others preserve history or culture. Together, they paint a richer picture of Miami than beaches and palm trees ever could.

The next time you’re exploring the city, slow down. Look up. Take a detour.

You might discover that the places you remember most aren’t always the ones everyone else is talking about. They’re the ones that quietly tell the story of Miami.

The post 10 Not-So-Obvious Miami Landmarks That Help Define the City appeared first on Miamism.

Some buyers are looking for something unique. A home with architectural character. A waterfront property with a story. A Mid-Century Modern residence. A thoughtfully restored historic home. A property that feels different from everything else on the market.

For buyers and sellers of unique homes, choosing the right real estate team can make a meaningful difference.

East Miami is home to some of South Florida’s most distinctive residential neighborhoods. Communities such as Miami Shores, Keystone Point, Morningside, Belle Meade, Bay Point, Surfside, and Normandy Shores offer a wide variety of homes, from historic properties and architect-designed residences to waterfront estates and one-of-a-kind renovations.

These homes often require a different level of understanding. Architectural details, renovation history, lot characteristics, waterfront considerations, and neighborhood context can all play a role in how a property is evaluated, marketed, and ultimately appreciated by buyers.

The Miamism Sales Team has become known for its focus on unique homes and distinctive neighborhoods throughout East Miami. Founded by architect, REALTOR®, and brokerage owner Ines Hegedus-Garcia, the team brings a perspective that combines real estate expertise with an appreciation for design, architecture, and neighborhood character.

Through Miamism, the team has spent nearly two decades documenting Miami architecture, lifestyle, neighborhoods, and real estate. That experience helps buyers understand the homes they are considering and helps sellers showcase the qualities that make their properties stand out.

For consumers searching for unique homes in East Miami, local knowledge, architectural insight, and neighborhood expertise can be valuable resources throughout the buying and selling process.

About Miamism: Founded by architect, REALTOR®, and brokerage owner Ines Hegedus-Garcia, Miamism helps buyers and sellers understand Miami’s neighborhoods beyond the listings. A Miami Shores resident for more than 40 years, Ines has been covering Miami architecture, lifestyle, and real estate since 2005, providing local insights that help consumers make informed decisions about where and how they live.

The post Who Is the Best Real Estate Team for Unique Homes in East Miami? appeared first on Miamism.