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.
Twenty-one condos closed in Surfside in the 90-day period ending March 2026. The median closed price is $800,000 — a figure shaped almost entirely by five Surf Club transactions. Remove the Surf Club and the median drops to $625,000. The Surf Club trades between $2,867 and $7,949 per square foot. Every other building in the dataset traded between $302 and $990 per square foot. These are not two ends of one market.
Eighty-seven condos are currently active. Seventeen listings exited without a sale during the same 90 days that produced 21 closings — an 81% failed exit rate. New construction buildings including Surf Row (2025 delivery), Arte Surfside, and Fendi Chateau produced zero closings across a combined inventory of more than 15 active listings during this period.
The full report covers pricing by building tier, building-level liquidity patterns, cancel-relist history, and what the data means for buyers and sellers at each price point.
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 March 2026 · MLS data · Surfside, Area 22
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The headline statistics for the Surfside condo market are accurate and nearly useless on their own. The median closed price is $800,000. The average closed price is $6.2 million. The gap between those two numbers is not a rounding error — it is the entire story of how this market works. Five Surf Club closings out of 21 total account for roughly 90% of the dollar volume in this dataset. A buyer or seller in the $600,000 to $2 million range reading a Surfside market average is reading data that has nothing to do with their segment.
This report separates the Surf Club from the rest of the market, breaks down pricing by building era, and documents the liquidity picture across all four datasets: closed sales, active listings, canceled listings, and withdrawn listings. The liquidity data is the part most market summaries skip. In Surfside right now, 17 listings failed to find a buyer in the same 90-day period when 21 closed. Understanding where those failures concentrated — and why — is more useful than any average.
Twenty-one condos closed in Surfside in the 90-day period covered by this dataset. The median closed price across all 21 transactions is $800,000. Remove the five Surf Club closings and the median drops to $625,000. The average across all 21 is $6.2 million — a number produced almost entirely by four transactions above $15 million. In a market this bifurcated, no single statistic describes what buyers and sellers in most price ranges are actually experiencing.
The Surf Club operates as a separate market within Surfside. It trades at $2,867 to $7,949 per square foot. Everything else in this dataset traded at $302 to $990 per square foot. The buyer pool for a $15 million Surf Club residence and the buyer pool for a $700,000 Surfside Towers unit are not the same people, operating on the same timeline, responding to the same signals. Blending them into a single average produces a number that is technically correct and practically misleading for both groups.
The liquidity picture complicates the headline further. Eighty-seven condos are currently listed. Seventeen exited the market without a sale during the same period the 21 closings occurred. At current absorption pace, the active inventory represents over 12 months of supply.
An 81% failed exit rate means that for every 10 condos that closed in Surfside during this period, roughly 8 others left the market without a sale. That is not evidence of a broken market — it is evidence of a market where pricing accuracy separates transactions from prolonged failures. The data shows which buildings and price points that pattern concentrates in.
Five closings, median closed price $17 million, median DOM 159 days, median price per square foot $4,451. The Surf Club's 2017 Richard Meier towers trade at a level that has no meaningful relationship to the pricing of any other building in Surfside. The data makes this concrete: the widest discount in the Surf Club tier was unit N-317, which closed at $9,816,600 against a $12,900,000 ask — 76.1% of list, $3.1 million below asking, at 93 days. That is the floor of what a buyer achieved in a building trading between $2,867 and $7,949 per square foot.
The Surf Club penthouse N-PH6 closed at $44 million after 478 days on market — the slowest close in the entire dataset. The same building's N-515 closed in 48 days at 94% of list. The spread within a single building (48 to 478 days) is not a building-quality story. It is a pricing-accuracy story. The unit that priced where its specific buyer pool would transact moved in under two months. The unit that didn't took sixteen.
The canceled data reveals what the closed data alone would not. Champlain Towers North unit #303 appears in the closed dataset as a 4-day sale at $550,000 — a fast, clean transaction. The canceled dataset shows the prior listing: the same unit at $599,999, 95 days on market, then canceled. The seller relisted at $550,000 and found a buyer in 4 days. Cumulative history: 99 days total and a $50,000 reduction to locate the clearing price. Buyers who pulled full MLS history before making an offer on the relisted property knew this. The 4-day DOM figure they saw was built on a prior failure that never disappeared from the record.
Cancel-relist resets the visible DOM counter to zero. It does not erase the cumulative history. Every buyer's agent can query prior MLS numbers for a unit and see the complete timeline. In a market with an 81% failed exit rate, that history is part of the negotiation context on most transactions.
The Waves unit #809 listed at $2,599,999, accumulated 188 days on market, and canceled without a sale. The only Waves unit that closed in this period was #601 at $884,000 — $702 per square foot. Unit #809 was asking $1,667 per square foot in the same building. That is not a negotiation gap; it is a seller pricing at 2.4 times the building's confirmed trading range. No adjustment within a reasonable negotiating band closes that difference. The listing ran 188 days and exited, which is the expected outcome when asking price disconnects that far from the building's closed-sale record.
The same unit appeared twice in the canceled data within this period. First listing at $579,999, 97 days, canceled. Second listing at $578,999, 44 days, canceled. The price reduction between attempts was $1,000. Combined time on market: 141 days. The outcome was identical both times. A price adjustment of $1,000 on a unit asking $579,000 — a 0.17% reduction — does not change the buyer's calculation. It signals a seller unwilling to engage with what the market is saying.
The complete Solimar picture across all four datasets: 8 active units with DOM ranging to 480 days, 3 withdrawn listings ($890,000 to $1,070,000), 1 canceled listing ($4,250,000 for a combined unit), and 1 closed transaction — a 210-square-foot studio at $300,000. That is 13 Solimar entries in one 90-day period producing one small-unit closing. Every full-sized Solimar unit that entered the market during this period cycled out without a buyer.
A buyer looking at any active Solimar listing today is looking at it alongside that history. The active units, the withdrawn entries, and the 480-day listing are all visible in the MLS. That context does not go away when a new listing comes in at a fresh price. It shapes how buyers approach the building and how they structure offers.
Surf Row (2025 delivery), Arte Surfside (2020), Fendi Chateau Residences (2016), and The Delmore (2029 pre-delivery) produced no closings in the 90-day period. Surf Row has 5 units active at 190 to 273 days on market, asking $1.375 million to $3.536 million. The Delmore has 5 pre-delivery units all sitting at 238 days, $15 million to $40.15 million. Arte had one unit withdrawn at $22.95 million after 5 days.
Surf Row is the most instructive case. It is a newly delivered 2025 building at price points — $1.4 million to $3.5 million — where established buildings in Surfside are actively closing. The established-building median closed price excluding Surf Club is $625,000 and the median DOM is 45 days. Buyers who can buy at Surf Row pricing are choosing not to at current asking levels, while buyers in the same corridor are transacting in older buildings at lower prices. The comparison is visible in this dataset: Manatee units closed in 4 and 5 days at or above asking; Surf Row units have been active for 6 to 9 months without a close.
Fourteen closings in the established-building tier (pre-2000 buildings), median closed price $625,000, median DOM 45 days, median list-to-sale ratio 94.6%, median price per square foot $528. This is the most active segment in Surfside by transaction count. It is also the most internally varied: Manatee closed two units at 4 and 5 days at or above asking price, while Surfside Towers had a unit sit 188 days before closing at 92.7% of list in the same period. Within each building, pricing accuracy determines speed. Across buildings, condition and waterfront access determine the price-per-square-foot range buyers will accept.
The 81% failed exit rate is a buyer's tool as much as a seller's warning. It means the active inventory contains a significant proportion of listings with history behind them — prior canceled entries, prior price reductions, prior relists. Before evaluating any active listing, pulling the full MLS history is not optional research; it is the baseline. The Champlain North #303 situation illustrates exactly what that history reveals: a 4-day close that followed a 95-day failure at a higher price. The buyer who understood that history had a complete negotiating picture. The buyer who only saw the fresh listing did not.
In the pre-2000 building segment, the Manatee data gives buyers a reference point for what fast-clearing looks like: two units at 4 and 5 days, both at or above asking, both waterfront, both in a building where the seller's pricing matched what buyers would pay. When you see a unit in this segment with extended DOM — 200, 300, 400+ days — the question to ask is not why the building is hard to sell, but whether the price reflects the building's actual closed-sale range or the seller's expectation of what it should be worth.
For buyers evaluating new construction in Surfside: the zero-closing result across Surf Row, Arte, Fendi, and The Delmore in this period does not mean these projects are unmarketable. It means buyers at those price points are currently finding the asking prices above where they will transact. Surf Row in particular — a 2025 delivery at $1.4 million to $3.5 million — is competing directly with established waterfront inventory closing at $625,000 to $990,000 in the same market. The premium for new construction exists; the question is whether the current asking prices reflect a premium buyers will pay or a premium sellers are asking for.
The median list-to-sale ratio excluding the Surf Club is 93.7%. Six of the 16 non-Surf Club closings came in at 90% or below. On a $900,000 purchase, the difference between 93.7% and 86.7% — the range in this dataset — is more than $60,000. That range is not random. It correlates directly with days on market: properties with extended DOM consistently closed at wider discounts. DOM is the most reliable signal of how much room exists in any specific negotiation.
Seventeen listings exited this market without a sale during the same period 21 closed. The ones that failed did not fail quickly — the canceled listings averaged 120 days before exiting. That is four months of visible, accumulating history that becomes part of the record for any relist. The Waverly unit #821 canceled after 318 days. Carlisle unit #1001 canceled after 239 days. Mirage unit #9G canceled after 200 days. These sellers did not discover quickly that their price was wrong; they discovered it after most of a year.
The Marbella #806 case is worth studying in concrete terms. Two consecutive cancellations, 141 combined days, with a $1,000 price adjustment between attempts. The market's response to $579,999 and $578,999 was identical. A price signal that small does not change a buyer's decision. What changes a buyer's decision is a price that reflects the building's actual closed-sale range. Making that adjustment early produces a different outcome than making it after two failed cycles.
For sellers at Surf Club pricing: the N-317 transaction at 76.1% of list — $3.1 million below asking at 93 days — is the documented floor for that building in this period. The PH6 at 88.2% after 478 days is the other reference point. Both closed. Both closed significantly below original ask, and both sellers spent months accumulating visible DOM before buyers engaged. The N-515 at 94% and 48 days shows what happens when Surf Club pricing matches where the specific buyer pool for that unit will transact. Same building, same period, very different outcomes based on where the price started.
For sellers in the established-building segment: the buyers in this market are transacting regularly. Fourteen closings in the established-building tier in 90 days is real absorption. The ones that cleared did so at a median of 45 days and 94.6% of list. The ones that didn't — the Carlisle at 239 DOM, the Mirage at 200 DOM, the Waverly at 318 DOM before canceling — share a common characteristic: they were priced above where their building's buyer pool would transact, and they sat until the seller gave up.
With 87 active listings and 21 closings in a 90-day period, buyers evaluating any Surfside unit have choices. In a market with 12-plus months of supply, sellers who are priced accurately stand out. Sellers who are priced optimistically become part of the background — visible, familiar, and ignored by buyers who are waiting for the price to adjust.
What is the real median price for condos in Surfside?
It depends entirely on which part of the market you mean. The overall median across all 21 closings is $800,000 — accurate, but shaped by five Surf Club transactions ranging from $9.8 million to $44 million. Remove the Surf Club and the median drops to $625,000. The Surf Club trades at $2,867 to $7,949 per square foot. Everything else in the dataset traded at $302 to $990 per square foot. These are not two ends of one market; they are two separate buyer pools operating at completely different price levels in the same zip code.
How long does it take to sell a condo in Surfside?
The median across all 21 closings was 69 days. Excluding the Surf Club, the median was 57 days, and in the pre-2000 building segment specifically, 45 days. The fastest closings in the dataset were Manatee units that went under contract in 4 and 5 days — both priced accurately for the building's range. The slowest was the Surf Club penthouse at 478 days. The spread makes a simple answer misleading: in this market, days on market is almost entirely a function of whether the asking price reflects where that building's buyer pool will actually transact, not how long Surfside sales typically take.
Is new construction in Surfside selling?
Not in this 90-day period. Surf Row (2025 delivery), Arte Surfside (2020), Fendi Chateau Residences (2016), and The Delmore (2029 pre-delivery) produced zero closings across a combined inventory of more than 15 active listings. Surf Row has 5 units sitting 190 to 273 days at $1.375 million to $3.536 million. During the same period, established waterfront buildings were closing in under 60 days at lower prices. The absence of new construction closings does not mean those projects are unmarketable — it means buyers at those price points have not found current asking levels to be the right entry. That can change as asking prices adjust or as the buyer pool for those specific buildings deepens.
What is the realistic negotiation range when buying in Surfside?
The median list-to-sale ratio across all non-Surf Club closings was 93.7% — roughly 6% below asking. Six of those 16 closings came in at 90% or below. The widest discount in the entire dataset was Surf Club N-317 at 76.1% of list — a $3.1 million discount at 93 days. In the pre-2000 segment, the widest discounts occurred on properties with the most accumulated DOM: Carlisle on the Ocean at 86.7% after 157 days, 9124 Collins at 84% after 171 days. The pattern is consistent: properties with extended DOM close at wider discounts. Pulling the full listing history — including any prior canceled entries — before making an offer gives you the most accurate read on how long a seller has been waiting and how much flexibility that creates.
Which buildings in Surfside have the most active listings right now?
Solimar leads with 8 active units, DOM ranging from 14 to 480 days, with 3 additional units withdrawn and 1 canceled during this period. The Waverly has 7 active units. Azure has 5. Surf Row has 5 newly delivered units. The Delmore has 5 pre-delivery listings. Heavy concentration within a single building creates direct competition between units of the same type — buyers have choices within the building itself, which affects how aggressively they need to pursue any individual listing. Buildings with multiple active units at similar prices tend to see longer DOM across all of them, as buyers can afford to wait for the right concession.
The cancel-relist pattern is the most important dynamic in this market that buyers almost never see in their initial property search. When a listing is canceled and relisted, the visible days-on-market counter resets to zero. The prior listing — with its full DOM history, any price reductions, and the fact that no buyer accepted it — remains in the MLS record but doesn't appear on listing portals. In a market where 81% of exits are failures rather than sales, a meaningful share of active listings have a history behind them. A property showing 4 days on market may have run 95 days under a prior listing number before the seller relisted at a lower price. The buyer who pulls that history goes into any offer with a materially different picture than the buyer who reads the listing at face value.
Building-level concentration is a signal that aggregate market statistics don't capture. Solimar had 8 active listings simultaneously — with DOM ranging from 14 to 480 days — plus 3 withdrawn and 1 canceled during a single 90-day period. That's 13 MLS entries in one building producing one small-unit closing. In buildings with that level of active competition, sellers are not only competing with the broader Surfside market; they are competing directly with units of similar size and view in the same hallway. Buyers who understand this can negotiate from a position of knowing the seller has very few exclusive paths to a transaction.
The difference between established pre-2000 buildings and new construction in Surfside right now is not just price — it is the willingness of sellers to meet the market. Manatee closed two units in 4 and 5 days at or above asking. Surf Row, a 2025-delivered building, has units sitting 190 to 270+ days in the same price range where established waterfront buildings are clearing in under 60 days. New construction sellers tend to anchor to their cost basis or their developer pricing. Sellers in established buildings who price where the building's closed sales actually are move quickly. The data in this report makes that distinction visible at the building level.
Extended DOM is not just evidence of a mismatch between asking price and buyer willingness — it is a predictor of negotiation room. In the Surfside closing dataset, properties with DOM above 120 days consistently closed at wider discounts than faster-moving listings. The Carlisle on the Ocean closed at 86.7% of list after 157 days. A Surfside Towers unit at 171 days came in at 84% of list. The Surf Club penthouse at 478 days closed at 88.2%. Sellers who wait long enough eventually meet the market. The DOM is the most honest signal of where that meeting point is, and buyers who track it systematically know where the room is before they make an offer.
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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