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Pol Realty · Miami Resources Hub

Know the Market Before You Make a Move

Every tool you need to buy or sell across South Miami, greater Miami-Dade and West Broward — community comparisons, a neighborhood-match quiz, new construction, price reductions, and live market reports. All in one place.

Side-by-Side Market Data

Compare Any Two Communities


Choose two neighborhoods — from Pinecrest to Weston — and see how they truly differ: median price, price per square foot, days on market, and the character of each community. The middle column shows the gap at a glance, and every community links straight to its active listings.

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Not sure where to start? Take the 90-second community quiz →

Find Your Community

Which Miami-Area Neighborhood Fits Your Life?


Answer 8 quick questions and we’ll match you to your top three communities — from Pinecrest estates to Brickell towers to Weston’s gated enclaves. About 90 seconds. No signup needed.

Pol Realty · Decoded

Miami Condos, Decoded


Miami is a condo town — and since Florida rewrote its condo-safety laws, the difference between a great building and a money pit is written in documents most buyers never read. Here’s what actually matters in 2026, in plain language.

The new rules, in short

Buildings of three or more habitable stories now get a structural milestone inspection at 30 years (local officials can require it at 25 near the coast), repeated every 10 years. If Phase 1 finds substantial deterioration, a deeper Phase 2 follows — and required repairs must begin within a year.

Reserves are real now

Associations must complete a Structural Integrity Reserve Study (SIRS) covering eight structural components — roof, load-bearing structure, waterproofing, plumbing, electrical and more. Waiving reserves for those items is no longer allowed, which is why many Miami HOA fees jumped: decades of artificially low dues ended at once.

2025’s update: HB 913

Effective July 2025, associations gained flexibility: reserves can be funded with loans or lines of credit, the reserve-item threshold rose to $25,000, and a building that completed its milestone inspection can pause contributions for up to two budget years — with an owner vote — to fund the repairs it identified.

Why this is a buyer’s moment

The new rules pushed many owners to sell, and inventory swelled: Brickell alone carried roughly 17 months of condo supply in Q1 2026 with ~113 days average on market — the most negotiating room the corridor has seen since 2019. Well-funded buildings are the safe harbor; underfunded ones explain many of today’s “deals.”

Ask before you offer

Has the milestone inspection been done, and what did it find? Is the SIRS complete, and does the budget actually fund it? Any special assessments — past, approved, or discussed in board minutes? What are the master policy deductibles? Is the reserve balance cash, or just a plan? We pull and read these documents on every condo we show.

General information, not legal or insurance advice — verified July 2026 against published summaries of Florida’s milestone-inspection and SIRS statutes and HB 913. Always review a specific building’s documents with your own professionals before contract deadlines.

The Build Sheet

New Construction Across South Florida


South Florida’s development pipeline is concentrated in a handful of corridors — Brickell, Edgewater/Wynwood, Coral Gables & Coconut Grove, and West Broward. Here are notable projects on our radar. Ask us for current pricing, floor plans, and developer incentives on any of them.

Brickell

619 Brickell

74-story tower designed by Foster + Partners — 300 residences with roughly 90,000 sq ft of private amenities. Sales launching in the 2026 cycle.

Brickell

SIRO Brickell

Fitness-and-wellness branded concept with 350 residences plus 180 hotel rooms, part of the new wave revitalizing the Brickell core.

Edgewater

Villa Miami

Waterfront tower on the Edgewater bayfront with completion expected in 2026 — one of the neighborhood’s most anticipated deliveries.

Edgewater

LILLI Miami

OKO Group waterfront development focused on longevity and wellness programming — a signal of where Edgewater’s luxury market is heading.

Coral Gables

Seventeen Gables

Mediterranean-inspired eight-story boutique project with 117 residences; one- to three-bedroom homes announced from the $635Ks.

Weston · Broward

Botaniko Weston

Gated community of contemporary new estates — expansive five-bedroom-suite plans with executive offices and guest suites in West Broward.

Project details reflect developer and market announcements compiled July 2026 and are subject to change. We verify availability, pricing, and delivery dates directly with each sales gallery before you commit.

Price Reductions

Where South Miami Prices Are Adjusting


When sellers reduce their asking price, it tells you two things: where negotiating room exists, and which neighborhoods are shifting toward buyers. Right now the data points to real leverage in several South Miami markets:

15.1%

Share of active Miami-Dade listings that took a price cut in April 2026 — roughly 2,991 reductions in a single month, averaging 4.5% off the ask. (Miami-Dade market reporting, April 2026)

103 days

Average time on market in South Miami — roughly double the 52 days of a year ago. Sellers are waiting longer, and that’s negotiating room. (Redfin, spring 2026)

~17 months

Supply of condos in Brickell in Q1 2026, with about 113 days average on market — the strongest buyer leverage the corridor has seen since 2019. (Q1 2026 market reports)

-13.1%

Year-over-year change in The Roads’ median sale price — established prestige neighborhoods are repricing too, not just condo corridors. (Redfin, June 2026)

For context: about 20.6% of Miami-metro listings have seen a reduction in 2026, down from 24.2% a year ago — pressure is easing slightly but remains historically high. (Zillow metro data, 2026)

Reduced listings change daily, so we track them live in the MLS rather than publishing a stale list. Tell us your target neighborhoods and price range and we’ll send you every active reduction that matches — updated as they happen.

Pol Realty · Market Intelligence

Community Market Reports — Miami-Dade & Broward


Anyone can quote an automated estimate. Ana Maria and Nicolas study what the market is actually doing — median prices, days on market, and momentum, community by community — and bring that to every offer and every listing. Pick a community for its latest snapshot and current homes.

Miami-Dade County
Broward County

Sources: Realtors Property Resource® (RPR®) residential market trends — single-family homes (condo/townhouse for Brickell, Edgewater, Wynwood & Downtown Miami), July 2026 (compiled August 12, 2026). Detailed MLS-level reports available on request — we’ll prepare a current one for any community above.

Buyer’s Edge

Deals & Opportunities


The best opportunities rarely sit on the open portals for long. These are the listing types we watch daily in the Southeast Florida MLS for our buyers:

Recent Price Reductions

Active listings whose sellers just adjusted their ask — often the clearest signal of flexibility.

See where prices are adjusting →

Back on Market

Deals that fell through for reasons that have nothing to do with the home — a second chance at a first-choice property.

Ask us what just came back →

Longest on Market

Homes sitting 90+ days. Patience on the seller’s side often translates into price and terms on yours.

Get the aged-listings list →

New This Week

Every residential listing in Miami-Dade that hit the market in the last 7 days — live, before it reaches the mainstream portals’ alert cycles.

Browse this week’s new Miami-Dade listings →
Come See It for Yourself

Planning a Visit to Miami


Photos don’t tell you how a neighborhood sounds at 8am or how long the school run really takes. If you’re flying in to explore where to live, here’s how to make two or three days count — and we’ll build your personal tour around it.

When to come

December through April is Miami at its most flattering — dry, breezy, and busy. If you want the honest version, visit June through September: if you love a neighborhood in summer heat and afternoon rain, you’ll love it year-round. Hurricane season runs June 1 to November 30; we simply plan around the forecast.

Getting here & around

Fly into Miami International (MIA) for the urban core and South Miami, or Fort Lauderdale (FLL) if West Broward is on your list — it’s often closer to Weston, Davie and Pembroke Pines. Rent a car: Miami is a driving town, and testing your actual commute at rush hour is part of the homework.

Where to base yourself

Staying in Brickell or Coconut Grove puts you inside two of the neighborhoods you’re evaluating and within 20 minutes of most of the southern corridor. Exploring West Broward? A base in Weston or Davie saves hours of back-and-forth.

A 3-day neighborhood tour that actually works

Day 1 · Urban Core

Brickell, Downtown, Edgewater and Wynwood — walk the waterfront, tour two or three condo buildings, and finish with dinner in Wynwood to feel the neighborhood after dark.

Day 2 · South Miami Corridor

Coconut Grove, Coral Gables, South Miami, Pinecrest and Palmetto Bay — tree canopy, school campuses, and Saturday-morning life. Drive US-1 at rush hour on purpose; it’s the most honest 30 minutes of the trip.

Day 3 · West Broward

Weston, Southwest Ranches, Davie, Cooper City and Pembroke Pines — gated communities, acreage, and the school zones families relocate for. Loop back via Miami Lakes if northwest Miami-Dade is a contender.

Tell us your dates and shortlist and we’ll arrange the showings, book the building tours, and map the route — so you spend your visit deciding, not driving in circles.

Thinking About Buying or Selling?

Talk to Ana Maria & Nicolas


No pressure and no scripts — just a clear read on your neighborhood, your timing, and your next step.

Ana Maria

Pol Realty · Miami

hello@miami.polrealty.com

Nicolas

Pol Realty · Miami

hello@miami.polrealty.com