Data source: MLS export · Bay Harbor Islands · Analysis period: June 2026 · Condos and single-family
Current Pricing & Inventory
June closed with 12 condo sales in Bay Harbor Islands, a median sale price of $745,000, and a median of 99 days on market. Those numbers tell a specific story: properties are moving — a little faster than earlier in the year — but not at the prices many sellers are still listing at.
On the supply side, 167 condos are active at a median list price of $1,250,000 — well above where June's closings landed. The active range runs from $269,900 to $6,250,000, which is less one market than several stacked on top of each other. The gap between what's being asked and what's actually trading is one of the defining features of this market right now.
With 167 active condo listings against 12 closings this month, months of supply sits at 13.9 — a buyer's market by any conventional reading, though the number means different things in different buildings. The active inventory spans everything from 1960s west-island co-ops to new construction — Onda Residences, La Baia, THE WELL, 9900 West, Bay Harbor Towers, ALMA, MILA. A buyer looking in the $400,000–$900,000 range, where the older inventory trades, is operating in a completely different market than someone evaluating new-construction listings priced above $2 million.
The twelve closed sales ranged from $242,500 to $4,200,000 — across Onda Residences, La Baia, Montego Club, O Residence, 10000 Plaza, The Belmont, Southern Star, Longwood Towers, Island Pointe, Summit, and The Villas at Bay Harbor — with a median price per square foot of $428. Median days on market: 99. The single-family side produced two closings and one cancellation.
What the Data Actually Shows
The most revealing number this month is not the median price. It is the failed-to-closed ratio: 9 cancelled or withdrawn condo listings against 12 closings — 0.75. For roughly every four sales that closed, three listings were pulled without finding a buyer. That points directly to mispricing or seller expectations running ahead of where buyers will transact.
The 12 condos that closed traded at a median of $745,000 and $428 per square foot, across buildings including Onda Residences, La Baia, Montego Club, O Residence, 10000 Plaza, The Belmont, Southern Star, Longwood Towers, Island Pointe, Summit, and The Villas at Bay Harbor. Median days on market for those closings was 99 — just over three months. This is not a fast-moving market; it is a selective one.
The number that matters most right now is the spread between what's being listed and what's actually closing. The median active list price in June is $1,250,000. The median closed sale price is $745,000. Some of that gap reflects product differences — several active listings are new construction in buildings like Onda Residences and THE WELL that command higher per-unit pricing. But the gap also reflects a pattern that recurs consistently in Bay Harbor Islands: sellers anchoring to aspirational pricing rather than recent comps.
Buyers who understand this dynamic have real leverage — particularly on listings that have been sitting past the 120-day mark. Even among the units that did close, the oldest unrenovated ones — Summit, Island Pointe, Longwood Towers — each took more than 160 days and traded below ask. Sellers who ignore that end up in the cancelled column.
Single-Family: What the Days Actually Show
The single-family market is thin by nature — 6 active listings in June, priced from $6 million to $34.5 million. This is a segment where only a handful of homes trade in any given month, and a single transaction reshapes the averages. The active homes skew heavily toward recent and new construction at the top of the range.
June produced two closings that capture the whole spread. At 9640 W Broadview Drive, a 2026 new-construction waterfront home closed at $21,770,000 in six days. New construction priced where the buyer pool already sits does not linger. At the other end, 1251 Kane Concourse — a 1973 home on a non-waterfront lot — closed at $3,850,000 only after 94 days, working down from a $4.49M ask before a buyer engaged.
1251 Kane Concourse is worth reading as a pattern, not just a sale. The fresh days-on-market a buyer sees on a relisted home is a reset, not the real elapsed time — this address had tested the market before it finally closed. The market does not forget how long a house has actually been available.
One single-family listing — at Bay Harbor Villas — was cancelled in June without selling. In a six-listing market, that is not noise; it is a meaningful share of supply deciding the price wasn't there. Against two closings at opposite ends of the price range, those are the only live anchors the market has — everything else is asking-price opinion.
Who's Buying Right Now
The buyer profile in Bay Harbor Islands is bifurcated in a way that matches the product bifurcation. At the new construction end — Onda, La Baia, THE WELL, 9900 West — buyers are typically high-net-worth domestic and international purchasers evaluating these buildings against comparable new product in Surfside and Bal Harbour. Price per square foot and building concept — wellness positioning, waterfront access, boutique scale — are the primary factors they are comparing. A meaningful portion of these buyers are using this market as an alternative to Bal Harbour new construction, where entry pricing has moved significantly higher.
In the resale segment — older 1960s through early 2000s buildings priced $400K–$1.5M — the buyer profile is different: end-users, local investors, and buyers who understand building-level quality differences and are comparison-shopping against Surfside resale at similar price points. Some are downsizers who have lived in larger Miami homes. Others are buyers who've been priced out of Miami Beach and Brickell and are finding Bay Harbor Islands offers more space per dollar without the density of those markets.
Tamara's Take
The data confirms what I've observed on the ground: Bay Harbor Islands is not one market. It is three overlapping markets — new construction pre-sale, recently delivered resale, and older building resale — each with different absorption rates, different buyer profiles, and different pricing logic. Treating them as one market is how buyers overpay and sellers underprice.
The new construction portfolio deserves scrutiny beyond individual building announcements. The June data shows both closings and cancellations in new product — Onda Residences and La Baia each produced closings, while units in newer or near-delivery buildings continue to exit the market after long marketing periods without finding buyers. For buyers considering pre-construction commitments among 2026–2027 underway projects — AIRE Residences, Porto Bay, ALMA Bay Harbor, MILA Bay Harbor — the question is not just whether the building will deliver, but whether the price set at launch will hold when it does.
The single-family market is the clearest illustration of what happens when supply is thin and demand is selective. Two sales in June at opposite ends of the range, a cancellation, and homes that move in days when priced right and sit for months when they aren't. In a market this illiquid, the difference between a priced-to-sell listing and a testing-the-ceiling listing is not measured in weeks. It is measured in months.
What This Means for Buyers
The data this month gives you a clear negotiating position. Closed sales are happening at a median of $745,000 and $428 per square foot, while active inventory sits at a median ask of $1,250,000. That disconnect means there are sellers in Bay Harbor Islands right now who will need to adjust — and listings sitting past the 120-day mark are the ones most likely to move on price.
The failed-to-closed ratio — 9 cancellations against 12 closings — tells you a significant number of sellers are discovering their price doesn't work. If you're looking at resale product in buildings like Montego Club, The Belmont, or The Villas at Bay Harbor — where closings actually happened this month — the recent sales give you a concrete basis for your offer. Don't anchor to list prices. Anchor to what closed, how long it took, and what got cancelled.
What This Means for Sellers
If you're pricing a condo in Bay Harbor Islands right now, the most important number isn't what your neighbor listed at — it's 99. That's the median days on market for the units that actually sold this month. The ones that didn't sell sat longer and then came off the market entirely. Pricing above where the market is transacting doesn't just cost you time. It costs you leverage.
The 12 units that closed in June traded between $242,500 and $4,200,000, with a median of $745,000. If your unit falls within that range, pricing tightly to recent comps is the clearest path to a closed deal. If you're in a newer building with higher basis — Onda Residences, THE WELL, La Baia — recognize that you're competing with 167 active listings, many in similar product. At 13.9 months of supply, the inventory math favors buyers, so price where buyers are actually transacting. For context on how Bay Harbor Islands compares with neighboring markets, see the Surfside vs Bay Harbor Islands comparison.