Bal Harbour · Market Report
A plain-language analysis of the Bal Harbour condo market — what the current data shows about pricing, liquidity, and what it means for buyers and sellers across every building tier.
Ten condos closed in Bal Harbour in April at a median sale price of $842,500 and a median of 51 days on market. Five listings were cancelled or withdrawn during the same period — a 33% exit failure rate, meaning one in three properties that left the market in April did not result in a sale. New listings matched closings exactly at 10, producing 1.0 months of supply.
The spread between new listing prices and closed prices tells the fuller story. New asks ranged from $480,000 to $10,950,000 with a median of $2,345,000. The median closed price was $842,500 — a $1.5 million gap that reflects the breadth of what trades here, from Brownstone and Harbour House to St. Regis Bal Harbour and Oceana.
The full report covers the closed and cancelled building breakdown, the pricing gap between new asks and recent closings, price-per-square-foot benchmarks, and what the April data means for buyers and sellers at each price point.
This report covers current conditions in the Bal Harbour condo market — written for buyers and sellers who want to understand what the data actually says about pricing, absorption, and liquidity across this address.
Updated April 2026 · MLS data · Bal Harbour, Area 1
You're in. The report is now visible below. I'll occasionally send the monthly market brief to this address.
Bal Harbour is a small, concentrated market. Ten condos closed in April — a dataset thin enough that the range from $405,000 to $8,500,000 encompasses buildings operating in entirely different buyer pools. In a market this concentrated, the median matters more than the average, and building-level composition shapes the aggregate figures more than any broad market trend. That context runs through every section of this report.
The central finding in April is a 0.50 failed-to-closed ratio: for every two condos that closed, one listing was cancelled or withdrawn without a sale. Those exits came at a median of 95 days on market — nearly double the 51-day median for closings. The report explains where those failures concentrated, what the pricing gap between new listing asks and closed prices actually indicates, and what each finding means for buyers and sellers operating in this market right now.
Ten condos closed in Bal Harbour in April at a median sale price of $842,500 and a median of 51 days on market. Closings ranged from $405,000 to $8,500,000 — a span that encompasses Brownstone and Harbour House at the accessible end through St. Regis Bal Harbour and Oceana at the high end. Median price per square foot was $915 across closed sales. The spread is wide enough that a market-wide median describes the midpoint, not a typical unit.
Five listings were cancelled or withdrawn against those 10 closings — a 0.50 failed-to-closed ratio. Buildings where listings were pulled include Balmoral, Oceana, One Bal Harbour, and The Tiffany. Those listings sat a median of 95 days before being withdrawn — nearly double the 51-day median for what actually sold. The gap between where some sellers are pricing and where buyers will transact remains the dominant signal in this dataset.
A 33% exit failure rate means one in three properties that left the market in April did so without a sale. The 0.50 failed-to-closed ratio — 5 cancellations against 10 closings — tells you where the pricing friction is concentrated: buildings like Balmoral, Oceana, One Bal Harbour, and The Tiffany, where sellers are testing levels the buyer pool hasn't validated. That distinction matters for how you read any active listing's history in those buildings.
The median closed sale price for April came in at $842,500, with closings ranging from $405,000 to $8,500,000. That range reflects the breadth of what trades here — from co-op units at Brownstone to high-floor residences at St. Regis Bal Harbour and Oceana. Median price per square foot landed at $915. Buildings where sales closed include Brownstone, St. Regis Bal Harbour, Oceana, Harbour House, Balmoral, and Bal Harbour Tower.
Median days on market for closed sales was 51. That's a reasonable absorption pace and suggests that units priced within the range buyers are willing to transact are not sitting. The failed-to-closed ratio, however, was 0.50 — for every two sales that closed, one listing was cancelled or withdrawn. Buildings where listings were pulled include Balmoral, Oceana, One Bal Harbour, and The Tiffany. The median days on market for those failed listings was 95 — nearly double the closed median. When half the listings that exit the market do so without a sale, it's not a demand problem. It's a pricing problem.
April had 10 active condo listings and 10 closed sales, producing 1.0 months of supply. On paper, that's a seller's market — anything under 4 months typically favors sellers. New listings appeared across a range of buildings including Harbour House, The Plaza of Bal Harbour, Balmoral, Bal Harbour Tower, Oceana, The Palace at Bal Harbour, and St. Regis Bal Harbour.
But the listing price range for new inventory spanned from $480,000 to $10,950,000, with a median list price of $2,345,000. That median ask is nearly three times the median closed price. So while supply is technically low, a meaningful share of what's available is priced well above where buyers are actually transacting. The tightness in months of supply reflects the pace of absorption at realistic price points — not a blanket signal that any listing will sell quickly.
The single-family side of Bal Harbour remains largely inactive. Five homes are active, priced from roughly $6,000,000 to $78,000,000, with a median days on market of 146. No single-family homes closed in April. One listing was cancelled or withdrawn.
The median list price for new April listings was $2,345,000. The median closed sale price was $842,500. That gap — roughly $1.5 million — is significant and structural, not just noise. Part of the explanation is composition: higher-end units at St. Regis Bal Harbour and Oceana skew the active list price upward, while several closings occurred in lower-priced buildings like Brownstone and Harbour House. But even accounting for that, the spread signals that a segment of sellers is testing the market at levels buyers are not validating.
The closed median of $915 per square foot is the grounding point for any pricing conversation. It reflects what the market actually supported in April — not what sellers hoped it would support. The 0.50 failed-to-closed ratio reinforces this: listings priced into the upper tier without clear building-specific justification are the ones getting pulled.
The 95-day median for cancelled listings versus 51 days for closed sales is the clearest signal in this dataset. Sellers who withdrew spent nearly twice as long on market before exiting as those who closed. That gap doesn't close on its own — it closes when pricing aligns with where the specific building's buyer pool will actually transact.
The 1.0 months of supply figure suggests a competitive environment, and at the price points where most transactions are happening — below $1 million — it is. But if you're looking in the $2 million-plus range, the dynamics shift. Active inventory is concentrated there, and the 0.50 failed-to-closed ratio tells you that sellers in that tier are more likely to negotiate or eventually withdraw than they are to close at ask. The 95-day median for cancelled listings means many of those sellers have already been waiting — and some will be more flexible than the list price suggests.
At $915 per square foot as the closed median, you have a concrete benchmark to work from. I'd use recent closings at specific buildings — Harbour House, Oceana, St. Regis Bal Harbour, The Plaza of Bal Harbour — as direct comps rather than relying on list prices, which in this market are consistently aspirational. The data supports making informed offers below ask, particularly on listings that have crossed the 50-day mark or come from buildings where cancellations concentrated this month: Balmoral, Oceana, One Bal Harbour, and The Tiffany.
Half of the listings that left the market in April did so without closing. That's the number to start with if you're pricing a unit right now. The median days on market for those failed listings was 95 — meaning sellers spent over three months before pulling their listings. The ones who closed did so in a median of 51 days. The difference between those two outcomes almost always comes down to where the listing was priced on day one.
The median closed sale price was $842,500, and the median price per square foot was $915. If your unit is at Harbour House, Balmoral, or Bal Harbour Tower, those numbers are directly relevant. If you're at Oceana or St. Regis Bal Harbour, the per-square-foot figure still applies as a floor for realistic expectations. With 1.0 months of supply, a correctly priced listing will move — April proved that with 10 closings. But the market is drawing a hard line between realistic pricing and aspirational pricing, and the data is not subtle about where that line falls.
The buildings where listings were cancelled in April — Balmoral, Oceana, One Bal Harbour, The Tiffany — are not weak buildings. They are buildings where some sellers priced above what the buyer pool validated. That distinction matters: the problem is not the address, it is the price relative to what closed comps actually support in that specific building.
How liquid is the Bal Harbour condo market right now?
Selectively liquid. Ten condos closed in April at a median of 51 days on market. Five were cancelled or withdrawn — a 0.50 failed-to-closed ratio. The market is absorbing inventory at realistic price points: 1.0 months of supply is technically tight. But the $1.5 million gap between the median new listing ask ($2,345,000) and the median closed price ($842,500) tells you that a portion of inventory is priced above where buyers will transact. Liquidity is strong where pricing reflects closed comps. Where it doesn't, listings are accumulating time and eventually being pulled.
How long does it take to sell a condo in Bal Harbour?
The median for April closings was 51 days. But that figure only describes what sold — the listings that didn't sell sat a median of 95 days before being withdrawn. The relevant question isn't just "how long does it take" but "how long before a seller gives up." A unit priced accurately for its specific building and configuration will close near the 51-day median. A unit priced above where the buyer pool will transact will run up against the 95-day pattern: time accumulates, the listing history becomes visible, and the seller eventually exits without a deal.
What is the price per square foot for condos in Bal Harbour?
The April median across all closed sales was $915 per square foot. That figure blends a wide range — from Brownstone and Harbour House at the lower end to St. Regis Bal Harbour and Oceana at the high end. Closings in April ranged from $405,000 to $8,500,000. The $915 median is useful as a grounding benchmark, but the relevant number for any specific unit is the building's own closed-sale history. A broad market average doesn't tell you what a specific floor at Oceana or a specific unit at Balmoral will actually trade for — that requires building-level comps.
Is this a buyer's market or a seller's market in Bal Harbour?
It depends on where you're looking. At 1.0 months of supply with 10 closings in April, the market at realistic price points favors sellers — inventory is absorbed as fast as it's added. But in the $2 million-plus range where most new listings are concentrated, the 0.50 failed-to-closed ratio shifts the dynamic. Sellers in that tier are more likely to negotiate or withdraw than to close at ask. For buyers targeting that price range, the data supports a more patient, informed approach. For sellers priced below $1 million with accurate comps, April's pace favors you.
What does it mean that listings were cancelled at Oceana and The Tiffany?
It means those specific sellers priced above where buyers in those buildings would transact. It is not a signal about the buildings themselves — Oceana and The Tiffany both had closings in recent periods. It is a signal about pricing discipline at the unit level. Both buildings also appear in the cancelled data for April. That pattern — the same building appearing in both closed and cancelled records — is common in Bal Harbour and illustrates why building identity is not a reliable predictor of outcome. Price relative to building-specific comps is. Any active listing in those buildings should be evaluated against recent closed comps for comparable floors and configurations, not against the building's highest-profile transactions.
The 0.50 failed-to-closed ratio is the most useful number in this dataset for anyone evaluating active inventory. It tells you that in April, for every two condos that sold, one listing was pulled without a deal. That ratio is not evenly distributed across the market — it concentrates in specific buildings. Balmoral, Oceana, One Bal Harbour, and The Tiffany all had listings cancelled or withdrawn this month. If you're looking at an active listing in any of those buildings, the first question before evaluating the price is: what happened to other listings here in the last 90 days?
The $1.5 million gap between the median new listing ask and the median closed price is structural. It reflects the breadth of the Bal Harbour building mix — Brownstone and Harbour House at one end, Oceana and St. Regis Bal Harbour at the other — and the fact that new listings skew heavily toward the high end while closings skew toward mid-range and accessible price points. This gap doesn't mean the high end is broken. It means the buyer pool for ultra-luxury inventory is selective and patient, and sellers who price into that tier need building-specific closed comps, not market-wide averages, to support their ask.
The buildings where cancellations concentrated in April — Balmoral, Oceana, One Bal Harbour, The Tiffany — are not struggling addresses. They are addresses where some sellers in April priced above what the buyer pool validated. The same buildings had closings in prior periods. The pattern is not a building problem. It is a pricing discipline problem that repeats whenever sellers in these buildings price based on aspirational comps rather than what buyers in that specific building, at that specific floor and configuration, have actually paid.
The single-family side of Bal Harbour is a separate signal worth noting. Five active listings, 0 closings, 1 cancellation, and a 146-day median DOM. That is not an active market — it is inventory sitting at price points that haven't attracted buyers. The active asking range ($6M–$78M) is too wide to describe any meaningful market. What it describes is sellers holding firm at prices that haven't moved in the current environment. For buyers with SF interest in Bal Harbour, the data supports patience and a comp-grounded offer strategy rather than urgency.
I can run a building-level or unit-level analysis for any specific Bal Harbour property you're evaluating — including full listing history, closed comps, and a realistic price-to-market assessment. No pitch, just the numbers.
Ask Tamara DirectlyExplore the Market
10 years of hyperlocal expertise. Real answers — no guesswork.