Surfside · Market Report
A plain-language analysis of the Surfside condo market — what the current data shows about pricing, liquidity, and what it means for buyers and sellers at every price point.
Surfside's condo market is carrying 86 active listings against just 2 closed sales in June. That puts months of supply at 43.0 — a number that tells you almost everything you need to know about where leverage sits right now. Six single-family homes closed at a median of $3,330,000 and 77 days on market.
The two closings that did happen moved fast — a pricing signal, not a market signal. The other 84 listings are still waiting. The full report covers what the June data shows across every tier, and what the single-family activity is signaling while the condo side stalls.
Two condo closings in a single period is a thin dataset. The closing-speed figure and the median closed price both reflect only the two units that actually traded — they do not describe the clearing price or pace for the 84 listings that didn't close. This report is explicit about that distinction throughout. The single-family side tells the more complete story this period and is addressed alongside the condo data.
Statistics are drawn from MLS exports for June 2026. Individual building dynamics — listing history, HOA health, price-reduction patterns — matter as much as neighborhood-wide figures in a market this concentrated.
This report covers two property segments: condominiums — individual units within multi-unit buildings with shared common areas and HOA structures — and single-family homes, which are standalone houses on their own lot. In Surfside, these segments are behaving very differently right now and are treated separately throughout this report.
Surfside's condo market in June logged 2 closed sales against 86 active listings. That puts months of supply at 43.0 — a number that reflects how little of the available inventory is actually converting at current asking prices.
The two closings that did happen were at Surfside Towers ($850,000) and The Surf Club ($6,200,000), for a median of $3,525,000 and a median DOM of 4 days. That speed tells you that precisely priced units can still trade quickly — but with only 2 closings, this is not a market-wide signal. The single-family segment is where the June story is: 6 closings at a median of $3,330,000 and 77 days on market.
Two condo closings against 86 active listings — June's median describes two trades, not a market.
The closings were Surfside Towers at $850,000 and The Surf Club at $6,200,000, both at a median DOM of 4 days — which suggests precisely priced units can still move quickly. But at this sample size, 43.0 months of supply is the number that carries weight: very little of the available inventory is converting at current asking prices. The single-family segment, with 6 closings, is where June's clearer signal sits.
Only 2 condo sales closed in June. The median sale price came in at $3,525,000 with a median price per square foot of $1,573. Median days on market for those closings was 4 — which is unusually fast and worth reading carefully.
What it signals is not that the broader market is moving quickly. It signals that the units priced right are trading almost immediately, while the vast majority of inventory is not trading at all. Two closings in a market with 86 active listings is a conversion rate that makes the speed of those two sales an outlier, not a trend.
Eighty-six active condo listings against 2 closings produces 43.0 months of supply. For context, anything above 9 months is generally considered a buyer's market. Surfside is nearly five times that threshold.
The active price range runs from $334,999 to $40,150,000, with a median list price of $994,500. That spread reflects a market where every tier — from the smaller units at buildings like Four Winds and Solimar to the upper end at Fendi Chateau and The Surf Club — is carrying unsold inventory. New listings continue to appear across more than 25 buildings, which means supply is not consolidating. It is dispersing.
On the single-family side, 19 homes are active with 6 closings in June. The median sale price for houses was $3,330,000 with a median of 77 days on market — the meaningful dataset for this period. One spec project at 700 88th Street (Year Built 2027, still under construction) showed 433 days on market and closed at $10,425,000, which tells you that patient pre-sale buyers are still present in the Surfside single-family market at the right price.
The median active list price sits at $994,500. The median closed sale price is $3,525,000. On the surface, that looks inverted — closings higher than most listings. But with only 2 sales, both at the upper end of the market, the median closed price reflects the segment that is actually transacting, not the broader market clearing price.
What this tells me is that mid-range and lower-priced inventory is not converting. The bulk of active listings sit below $3 million, and none of those price points produced a closing this period. Sellers in that range are competing with 80+ other options and, based on current activity, buyers are either negotiating harder or walking away entirely.
How long does it take to sell a condo in Surfside?
Two condo closings in June 2026 makes for a thin dataset. The median DOM on those two closings was 4 days — both at buildings where the deals were clearly priced correctly from the start. But 4 days on 2 closings is not a market-wide signal. It tells you what's possible when pricing is accurate; it doesn't describe the experience of the 84 listings that didn't close this period. In a market carrying 43.0 months of supply, building-specific DOM on comparable closings is the more honest benchmark when evaluating a specific listing.
Why is the median closed price so much higher than what most listings are asking?
Two closings in June — one at Surfside Towers for $850,000 and one at The Surf Club for $6,200,000 — produced a median of $3,525,000. Meanwhile, the median active list price sits at $994,500, which is where most of the 86 active listings actually are. The gap between those numbers is a composition effect, not a market-clearing signal. With only two closings, both at opposite ends of the market, the median closed price reflects the segment that transacted this period, not where the broader inventory is likely to clear. Most of the mid-market inventory did not produce a closing in June.
How does the Surfside single-family market compare to condos?
Six single-family homes closed in June at a median of $3,330,000 and 77 days on market — a meaningfully more active picture than the condo side, which logged only 2 closings. With 19 active single-family homes listed, months of supply on the single-family side sits around 3.2 months — far tighter than the 43.0 months carrying on the condo side. One notable closing: a spec project at 700 88th Street (still under construction, Year Built 2027) closed at $10,425,000 with 433 days on market — a pre-sale situation confirming patient buyers are present in the single-family market at the right price point.
Is Surf Row, Arte Surfside, or Ocean House a good investment right now?
None of those projects produced closings in June 2026. New construction pre-sales and closings operate on developer timelines that don't align with monthly MLS snapshots. With no recent closed comps for these specific buildings, buyers evaluating them are working from developer projections, not comparable market data — which matters for financing, appraisal, and resale assumptions. The one new construction closing recorded in June was 700 88th Street, a spec project already under construction, which is a different market situation than boutique pre-construction buildings like Arte Surfside or Ocean House.
What is the price per square foot for condos in Surfside?
The June 2026 median for closed condos was $1,573 per square foot — the same figure as May, because Surf Club closings again dominated the dataset. With only two closings, that number reflects the segment that actually traded, not a neighborhood-wide benchmark. For buildings like Marbella, Champlain Towers, or the older Altos Del Mar inventory, the per-square-foot reality is considerably lower and more variable. Building age, renovation status, floor, and view line are the variables that actually move the number. The neighborhood median here is a starting point; the building's own closed comp history is the only reference that matters for pricing or offer strategy.
This report covers current conditions in the Surfside condo market — written for buyers and sellers who want to understand what the data actually says, not a headline average that conceals more than it reveals.
Updated June 2026 · MLS data · Surfside, Area 22
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With 43.0 months of supply, buyers have selection that is rare for Surfside. Eighty-six active listings means you can compare across buildings, across price points, and across floor plans without pressure. The 2 closings that did occur moved in 4 days — which tells you that when a unit is priced where a buyer sees value, the deal happens quickly. But the other 84 listings sitting without a buyer tell you that most asking prices have not reached that point yet.
This is an environment where negotiation leverage is real and measurable. A seller sitting at 90 or 120 days on market with no offers is in a fundamentally different position than they were at listing. If you are looking at a unit that has been active for an extended period, the data supports making an offer that reflects current conditions, not the price the seller listed at months ago.
Two closings out of 86 active listings is a 2.3% conversion rate for this period. If your unit is not among the very small number priced precisely where the market is willing to transact, the data says you will wait. The closings at Surfside Towers and The Surf Club moved in 4 days — proof that correctly priced units still find buyers. But "correctly priced" right now means something different than it did 12 or 18 months ago.
With 43.0 months of supply, every new listing that enters the market adds to your competition without adding demand. Holding a list price based on a prior cycle's comps while inventory continues to build is a strategy that carries real cost — carrying costs, opportunity costs, and the risk of chasing a market down. If the goal is to transact within a reasonable timeframe, the pricing conversation needs to start with where buyers are actually closing, not where other sellers are listing.
Surfside is carrying 43.0 months of condo supply — a level where liquidity is constrained for all but the most precisely priced units. The 2 closings this period moved in 4 days, but they represented less than 2.5% of available inventory. For anyone who needs to sell within the next 90 days, the data is direct: units priced to the current market can still trade quickly, but units priced to the last cycle are sitting alongside 80+ competing listings with no clear catalyst for increased demand.
Based on current supply levels, sellers who have not adjusted pricing through this period face increasing pressure over the next quarter. With 86 active listings and absorption running at roughly 2 sales per month, supply would need to contract significantly — or demand would need to shift meaningfully — for conditions to change. If this pattern holds, listings that enter their fourth or fifth month on market will face a choice between a material price reduction and continued carrying costs. The upper end — above $3 million — has shown it can still transact when priced right, but even that segment produced only 2 closings. Unless new demand enters Surfside at a pace this data does not yet support, the next 90 days will likely favor patience on the buy side and require honesty on the sell side.
I can run a building-level or unit-level analysis for any specific Surfside property you're evaluating — full listing history, closed comps, and a realistic price-to-market assessment. No pitch, just the numbers.
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