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Miami is one of the most internationally-driven real estate markets in the United States. Latin American capital, European buyers, and domestic relocations from the Northeast all converge here, creating year-round transaction velocity that few American cities can match.
The market spans extremes: $200K starter condos in Brickell to $50M oceanfront estates on Indian Creek Island. Agents who succeed in Miami learn to navigate multiple price tiers, multiple languages, and a buyer pool that often pays cash and closes in days, not months.
Miami's price points make a percentage split expensive in a way few markets match. At the Miami-Dade single-family median of $695,000 (MIAMI REALTORS, June 2026), a 3% side grosses about $20,850 — and a 25% house split hands the brokerage roughly $5,200 of it, on every closing. At Gromadzki, the same deal costs a flat $499, whether it's a Coral Gables single-family sale or a Brickell condo. On Miami's luxury tier, where $1M-plus deals are routine, the gap between a split and a flat fee stops being a rounding error and becomes real annual income.
Miami's real estate market spans distinct neighborhoods, each with its own buyer profile and price tier. Our agents work all of them.
Downtown's financial-and-luxury condo corridor — high-rise inventory, urban-professional buyers.
Bayfront historic enclave — boutique, walkable, established-wealth buyers.
Mid-market single-family with strong family-relocation demand.
Emerging waterfront condo market north of downtown — strong pre-construction activity.
Gentrifying arts districts with strong investor and developer flow.
MiMo architecture, single-family with rapid appreciation.
Luxury listing agents, international buyer specialists, multilingual agents (Spanish, Portuguese, French), and Miami natives with established sphere networks.
Median commission per Miami transaction is among the highest in the state. Even a part-time Miami agent closing 4–5 deals per year typically saves $15K+ annually by switching to a flat-fee structure.
Sources: MIAMI REALTORS® / MIAMI MLS (June 2026). Single-family data is a seller's market; condo inventory is a buyer's market. Days-to-contract figures per MLS data via local reporting (2026).
Miami-Dade posted its strongest June in three years, with total home sales up 14.3% year over year to 2,107 transactions — the tenth consecutive month of annual gains (MIAMI REALTORS, June 2026). Single-family sales rose 16.8% and condo sales 11.9%. But the headline hides a split market: the single-family median hit $695,000, up 3.7% year over year, while the condo median fell 3.2% to $431,000 (MIAMI REALTORS, June 2026). Redfin's broader Miami-Dade figures show the same softening at the metro level, with the county median hovering in the mid-$500Ks through spring 2026.
Time on market has stretched. Single-family homes took a median 52 days to contract, up from 42 a year earlier, and existing condos 85 days, up from 68 (MLS data via local reporting, 2026). Homes sold for roughly 93% of asking in June — among the largest average discounts of any major U.S. metro (MIAMI REALTORS, June 2026). For agents, the read is clear: sales volume is genuinely rising, but pricing discipline and negotiation carry every deal now. This is a market that rewards skill, not a rising tide.
The most important fact in Miami right now is that single-family and condo are two different markets moving in opposite directions. Single-family sits at 4.9 months of supply — a seller's market — while existing condos sit at 12.3 months, a deep buyer's market (MIAMI REALTORS, June 2026). The condo glut is being driven by Florida's post-Surfside safety laws finally hitting owners' wallets.
Under HB 913, which took effect July 1, 2025, associations that had previously waived or reduced reserves are generally expected to begin fully funding SIRS reserves from January 1, 2026, and the mandatory-reserve threshold rises from $10,000 to $25,000, indexed to inflation beginning February 1, 2026 (HB 913 reporting, 2025-26). Older buildings are absorbing the shock directly: pre-2000 condos have faced special assessments reported in the $28,000-$75,000 per-unit range (Florida condo-law reporting, 2026). The practical effect is that an agent who can read a reserve study, a milestone-inspection status, and a special-assessment schedule can price and close condo deals that other agents walk away from. In this segment, expertise is the listing.
Miami runs on cash to a degree most U.S. markets never see. Cash accounted for 38.1% of Miami-Dade closings in June 2026 (MIAMI REALTORS, June 2026) — well above the national share of roughly a quarter — and the concentration climbs sharply at the top, with cash reportedly behind about two-thirds of $1M-plus purchases (Miami market reporting, 2026).
The other engine is foreign capital. International buyers drove an estimated $10.4 billion in Florida residential purchases, up 46% year over year, with roughly 60% paying all-cash and 45% concentrated in the Miami metro (MIAMI REALTORS international data, 2025). International investors reportedly accounted for a majority of new-construction sales in the Miami market in the period leading into 2026. This buyer profile — cash-heavy, cross-border, luxury-weighted — shapes the whole transaction: FIRPTA withholding, entity structuring, and wire compliance are routine here. The luxury condo tier itself ($1M+) has swung buyer-friendly, with roughly 20 months of inventory and most properties trading 5-7% below asking (MillionLuxury, 2026) — again, a market where negotiation, not momentum, closes deals.
Miami agents belong to the MIAMI Association of REALTORS® (MIAMI REALTORS) — one of the largest local REALTOR® associations in the country — and list through the MIAMI MLS, with reciprocal access to BeachesMLS covering Broward and Palm Beach. That reach lets one membership support an agent working Miami-Dade, the beaches, and up into Broward on the same license and the same MLS.
Now the math, at Miami's numbers. An agent closing 10 single-family sides a year at the $695,000 median grosses about $208,500 at 3% per side. A 25% split brokerage keeps roughly $52,000 of that; a 20% split, about $41,700 — before any monthly fees. At Gromadzki, those ten closings cost $4,990 flat, so roughly $37,000-$47,000 more stays with the agent every year. Push a few of those deals into Miami's $1M-plus tier and the difference widens fast: on a single $1.5M sale at 3%, a 25% split alone costs about $11,250 versus $499 flat. In a market this cash-heavy and this expensive, keeping your full commission per deal is the whole game.
"I closed two luxury condos in Brickell last quarter. My old brokerage would have taken almost $14,000. Gromadzki took $998. The math wasn't a hard decision."
One simple structure, statewide. $499 per closed deal, $0 monthly, $0 annual — and you keep 100% of your commission on every Miami transaction.
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