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.
Six condos closed in Surfside in April 2026. The overall median closed price is $4.35 million — a number shaped almost entirely by three Surf Club transactions. Remove the Surf Club and the non-luxury median drops to $1.085 million, driven by two Mirage closings and one Carlisle unit. Eight condos are currently active, ranging from $340,000 to $24.9 million. Four single-family homes closed, one is active.
Seven condo listings exited without a sale — a 117% failed exit rate against six closings — alongside one canceled single-family. The Surf Club cancelled a $24.995 million unit after 126 days. Manatee had one withdrawal at $499,999 after 310 days. These are not building-quality stories; they are pricing stories.
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 April 2026 · MLS data · Surfside, Area 22
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Six condo closings is a thin dataset. The overall median of $4.35 million is produced almost entirely by three Surf Club transactions — two of which closed above $10 million. A buyer or seller at the $500,000 to $1.5 million level reading that number is reading data that has nothing to do with their segment. The non-luxury median of $1.085 million is more relevant for most of the market, and even that is shaped by Fendi Chateau at $10.3 million when only four non-Surf Club closings exist.
This report separates the Surf Club from the rest of the market, documents the single-family closings, and covers the liquidity picture: six closings, seven condo cancellations, one SF cancellation. Understanding where the failures concentrated — and how they compare to the prior quarter's patterns — is more useful than any market-wide average.
Six condos closed in Surfside in April 2026. The Surf Club contributed two closings — $20.5 million and $7.5 million — accounting for the majority of dollar volume. Fendi Chateau at $10.3 million is the third large transaction. The remaining three closings were two Mirage units ($1.2M and $970K) and one Carlisle ($520K). Remove the Surf Club and the median falls to $1.085 million — still shaped by Fendi Chateau. In a market this thin, no single statistic describes what most buyers and sellers are experiencing.
Seven condo listings exited without a sale in the same period — a 117% failed exit rate against six closings. Eight condos are currently active, range $340,000 to $24.9 million. Four single-family homes closed at a median of $1.9 million; median DOM was 262 days, pulled up by two confirmed long-hold closings at 402 and 403 days respectively.
A 117% failed exit rate means more condo listings exited without a sale than closed in April 2026. The Surf Club cancellation at $24.995 million after 126 days accounts for a significant share of that figure. Even excluding the top of market, cancelled listings in mid-tier buildings (Manatee, Ocean 88, Four Winds, Carlisle, Waverly) reflect a pattern where pricing above a building's established buyer range produces exits rather than closings.
The 6 closed condo sales ranged from $520,000 to $20,500,000. The median days on market for those closings was 113 — nearly four months. That's not unusual for higher-priced inventory in Surfside, but it reinforces that even the units that do sell are not moving quickly. Buildings with closed transactions this month include The Surf Club, The Surf Club South Tower, Fendi Chateau Residences, Carlisle, and Mirage.
The median price per square foot of $2,031 is a top-heavy figure. With closings concentrated in buildings like The Surf Club and Fendi Chateau Residences, that number is not representative of what a buyer would pay at Carlisle or Mirage. The overall median should not be used as a blanket benchmark for the neighborhood.
There are currently 8 active condo listings — all 8 are new to market this month. Buildings represented include Fendi Chateau Residences, Marbella, Mediterranean Condominium, Ocean 88 Condominium, Ocean 91, Solimar, The Surf Club, and The Waverly at Surfside. Months of supply sits at 1.3, which on paper looks extremely tight.
But that number needs context. With only 6 closings and 8 active listings, we're working with very small sample sizes. One or two additional listings — or one fewer closing — would shift that ratio significantly. The market should not be called a seller's market based on months of supply alone, especially given that more listings failed than closed this month. The single-family side produced four closings at a median of $1,900,000, with a median of 262 days on market — buyers in that segment are patient and selective.
The median list price for the 8 new condo listings is $1,172,000. The median closed sale price is $4,350,000. Those two numbers look contradictory, but they're pulling from different segments. The new listings skew toward smaller, more moderately priced buildings — Ocean 91, Marbella, Solimar — while the closings were dominated by high-end product at The Surf Club and Fendi Chateau Residences.
What this actually means: the mid-market is restocking while the upper end is clearing selectively. Buyers at $1M–$2M have more to look at right now. Buyers above $4M are working with limited, slow-moving inventory. The listing range of $340,000 to $24,900,000 tells you exactly how wide the spread is in a neighborhood that's only a few blocks deep.
Seven cancelled or withdrawn listings against 6 closings — a 117% failed exit rate — signals that a meaningful share of sellers listed at prices the buyer pool would not meet. The median days on market for those failed listings was 126. Cancelled buildings include Carlisle On The Ocean, Four Winds, Manatee, Ocean 88 Condominium, The Surf Club, and The Waverly at Surfside.
The failed-to-closed ratio of 1.17 gives you leverage — but only if you're realistic about where it applies. In the mid-range, where new listings are concentrated, sellers are still testing the market. With 7 cancellations and withdrawals at a median of 126 days on market, there's evidence that overpriced units are not finding buyers. If you're looking at buildings like Ocean 88 Condominium, Marbella, or The Waverly at Surfside, the data supports making offers below ask and waiting.
At the upper end — The Surf Club, Fendi Chateau Residences — the dynamic is different. Units are closing, but at 113 days median. There's no urgency, and the small number of active comparable listings means you're negotiating against scarcity, not competition. Take your time, but understand that fewer options also means fewer chances to compare value.
If you're pricing a condo in Surfside right now, the most important number in this report is 126 — the median days on market for cancelled and withdrawn listings. Seven sellers pulled their listings this month from buildings including Carlisle On The Ocean, Four Winds, Manatee, Ocean 88 Condominium, The Surf Club, and The Waverly at Surfside. That's a direct signal that aspirational pricing is not being absorbed.
The 6 closings that did happen landed at a median of $2,031 per square foot, but those were concentrated in the top-tier buildings. If your unit is not in The Surf Club or Fendi Chateau Residences, that comp set does not apply to your pricing strategy. With months of supply at 1.3 and only 8 active listings, a correctly priced unit has a real window — but the margin for error on price is narrow. Overshoot, and the data says you'll sit past 120 days and likely withdraw.
What is the real median price for condos in Surfside?
It depends entirely on which segment you mean. The overall median across all 6 April closings is $4,350,000 — accurate, but shaped almost entirely by high-end transactions at The Surf Club and Fendi Chateau Residences. Remove those buildings and the non-luxury median drops to approximately $1,085,000, based on Mirage and Carlisle closings. The Surf Club and Fendi Chateau trade at price-per-square-foot levels that have no meaningful relationship to how the rest of Surfside is priced. Buyers evaluating non-Surf Club product should treat the $1.085 million figure as a more relevant starting point than the neighborhood-wide average.
How long does it take to sell a condo in Surfside?
The median across the 6 April closings was 113 days — nearly four months. The cancelled and withdrawn listings sat even longer: a median of 126 days before being pulled without a sale. In a market this thin, days on market is almost entirely a function of whether asking price reflects where that building's buyer pool will actually transact. A unit priced accurately for its building's closed-sale range will move considerably faster than the median; a unit priced for a ceiling the buyer pool won't support will exceed it and likely cancel.
What does the failed exit rate mean for buyers?
Seven listings exited without a sale against 6 closings in April — a 117% failed exit rate. That means more listings cancelled or withdrew than actually closed. For buyers, this is useful context: the active inventory includes listings that sellers have already been marketing for months without finding a buyer at their asking price. Before evaluating any active listing, the most useful question is how long the seller has been waiting — including any prior canceled entries under different MLS numbers. DOM is your clearest signal of seller flexibility.
Is Surfside a buyer's or seller's market right now?
It depends on which segment you're evaluating. At 1.3 months of supply, the inventory math technically favors sellers — but that figure is based on only 6 closings and 8 active listings, so it moves significantly with any change in either count. More importantly, with a 117% failed exit rate, sellers who are priced correctly have a meaningful advantage, while sellers priced above where buyers will transact are discovering that tight supply does not automatically translate to buyer urgency. At the upper end — The Surf Club, Fendi Chateau — the market is functioning but slow at 113 days median. In the mid-tier, where most of the cancellations concentrated, buyers are selective and have leverage on overpriced inventory.
What is the realistic negotiation range when buying in Surfside?
It depends on the specific listing's history and tier. At the upper end, The Surf Club and Fendi Chateau closings in April ranged from 94% to 96% of list on the faster sales. In the mid-market, Mirage and Carlisle closings came in near asking on competitively priced units. The pattern that holds across both tiers: properties with extended DOM close at wider discounts. Listings that have crossed 100 days are where the most negotiation room typically exists. Pulling the full MLS history — including any prior canceled entries — before making an offer gives you the most accurate read on how long a seller has been waiting.
The 117% failed exit rate is the first signal buyers should understand. It means the current active inventory is not all fresh — some listings have been on market before, under different MLS numbers or at different prices, and failed to find buyers. Before making an offer on any Surfside condo, the baseline question is not what the list price is today. It is what the full listing history looks like and how long the seller has already been waiting.
The gap between the Surf Club tier and everything else is not just a pricing difference — it is a buyer pool difference. The Surf Club and Fendi Chateau Residences closed at price points that bear no relationship to the $500,000–$1.2 million range where Mirage and Carlisle transacted in the same month. Buyers comparing buildings across Surfside are effectively comparing products with entirely separate buyer pools, separate DOM patterns, and separate negotiation dynamics. The 113-day median applies across both tiers, but what it takes to close in each is completely different.
The buildings with the most cancellation activity in April — Carlisle On The Ocean, The Waverly at Surfside, Ocean 88 Condominium — tell a consistent story: sellers in these buildings are still testing prices above where their buyer pool will transact. The same buildings where closings happened (Mirage, Carlisle at a lower unit) are the ones where asking prices reflected the building's actual closed-sale range. In a thin market, the difference between a listing that closes and one that cancels is almost always the same thing: whether the price reflects what buyers will actually pay in that specific building at that specific configuration.
Months of supply at 1.3 creates a surface-level sense of urgency that the failed exit data does not support. Buyers who take the 1.3 figure at face value may move too quickly. Buyers who combine it with the 117% failed exit rate understand that supply is technically tight, but a meaningful share of available inventory is priced above where the buyer pool will transact — which means the effective supply for buyers willing to pay market rates is even thinner than it looks, while the listings that are overpriced will continue accumulating days without competitive offers.
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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