The 100% Commission Real Estate Brokerage in Miami Beach.

The Miami Beach market right now (mid-2026)

Miami Beach in 2026 is a buyer's market with a luxury engine running underneath it. The overall median sale price is roughly $630,000, down about 1.2% year over year (Redfin, March 2026), with the trailing-six-month median closer to $640,000. Homes are taking a long time to move — Houzeo pegged median days on market at about 112 in July 2026, with inventory up more than 60% year over year and roughly 88% of listings taking a price cut. Only a small share of homes sell above asking. This is not a market you can list-and-forget; it rewards pricing discipline and marketing.

One honest data note every agent working here needs: city-level medians diverge wildly. Redfin has printed ~$630K, Houzeo ~$525K (down 15% YoY, July 2026), and the condo-only median list price sat near $539K (Redfin, July 2026) — while island single-family closings run into the tens of millions. That spread isn't noise; it's the property mix. Miami Beach is dominated by condos, and the median swings hard depending on whether a given month's closings skew boutique South Beach units or Sunset Islands estates. Read the segment, not just the headline.

A condo-dominant, deeply bifurcated market

The strategic fact of Miami Beach is that it is mostly condos, and the condo segment is soft. Miami-Dade existing-condo inventory sat at 12.3 months of supply in June 2026 — a clear buyer's market — after starting the year near 13.7 months (MIAMI REALTORS®, 2026). Older oceanfront and boutique buildings carry the most pressure: rising insurance, aging structures, and the reserve-funding reality (more below) have buyers underwriting the building, not just the unit.

The single-family and ultra-luxury tiers tell the opposite story. The Miami Beaches single-family median jumped roughly 77% year over year to $4.9M in Q2 2026 (MIAMI REALTORS®, 2026), driven by record island trades, and the $10M+ segment is up ~15% at around $3,250 per square foot (David Siddons Group, 2026). So the same city simultaneously runs a 12-month condo glut and record-setting waterfront sales. Agents who can price a 1980s beachfront condo against the assessment overhang and speak the language of a $30M estate buyer are the ones earning here.

International cash, ultra-luxury, and the neighborhoods

Cash is the dominant currency. Cash accounted for 42–44% of Miami-Dade closings through early-to-mid 2026 (MIAMI REALTORS®, Jan–May 2026), roughly 15+ points above the national average, and at the $1M+ tier cash buyers are the clear majority. Much of it is international: MIAMI REALTORS® data shows international buyers took about 52% of new-construction sales, spanning 70+ countries with a heavy Latin American majority, and a weaker dollar since early 2025 has kept the demand flowing. The buyer profile here is second-home, ultra-luxury, all-cash, and global — a different transaction than a financed suburban primary residence.

The neighborhoods sort cleanly by buyer. South Beach is the boutique-condo and Art Deco core — walkable, rental-friendly, and where the condo-supply story bites hardest. Mid-Beach (the Faena/Millionaire's Row corridor) blends high-rise oceanfront towers with new luxury product. North Beach is the relative value play and a redevelopment story. Then the islands: Sunset Islands (single-family listings ranging from ~$10.5M into nine figures), the Venetian Islands (average single-family sold prices well into the teens of millions), and La Gorce Island, where homes average around $1,100 per square foot and a 2026 waterfront estate closed at $32.7M (David Siddons Group / listing data, 2026). Same license, six very different playbooks.

MLS, association, condo assessments, and the commission math

Miami Beach agents belong to MIAMI REALTORS® (the Miami Association of REALTORS®, founded 1920) and list through its MLS. In May 2026 MIAMI REALTORS® merged with Broward, Palm Beaches & St. Lucie Realtors® / RWorld into the largest local REALTOR® association in the world — roughly 93,000 members, with an MLS footprint running the coast from Miami-Dade through St. Lucie. One membership lets a Miami Beach agent work Sunny Isles, Brickell, Fort Lauderdale, and the Palm Beaches on the same license and MLS — a natural fit for a statewide, flat-fee brokerage.

The condo-assessment reality is now a core deal skill. As of January 1, 2026, Structural Integrity Reserve Study (SIRS) funding is mandatory and can no longer be waived (Fla. Stat. 718.112, as amended by HB 913, 2025), and milestone inspections apply to buildings 3+ stories and 25+ years old within three miles of the coast — which is most of Miami Beach. Boards are passing special assessments ranging from $10,000 to well over $100,000 per unit (Florida condo-law reporting, 2026) to bridge underfunded reserves against a hard insurance market. Every oceanfront condo deal now turns on the SIRS report, the reserve budget, and the assessment schedule.

Now the math, luxury-tier. A single $2M condo closing at 3% grosses about $60,000; a 25% split brokerage keeps $15,000 of that — on one deal. An agent doing six such closings a year grosses ~$360,000 and hands a 25% shop roughly $90,000 annually. At Gromadzki, those six closings cost $2,994 total — the other ~$87,000 stays with the agent. Step up to the island single-family tier and the gap is absurd: one 3% side on a $4.9M sale is ~$147,000, of which a split would take $35,000+ from a single closing. In a market this cash-heavy and this negotiation-intensive, keeping your full commission per deal isn't a nicety — it's the whole point.