Miami Beach Luxury Condo Market Report Q1 2021

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CondoBlackbook.com's first-quarter Miami Beach Luxury Condo Market Report for 2021 comes filled with exciting developments. First, all neighborhoods post impressive year-over-year sales growth, with Fisher Island, Mid and North Beach leading the way. Second, South Beach offers sellers the maximum value for investments in all of Miami, by reporting the highest percentage increase in year-over-year prices. Third, inventory in all Miami Beach neighborhoods touches record lows, bringing the luxury condo market into a balanced position from its long-standing buyer-friendly state.

Looking at the overall Miami Luxury Condo Market Report for Q1 2021, sales, prices, and days on market improved year-over-year, while bringing luxury condo inventory to an all-time low. Read on for more trends in our exclusive and detailed analysis on how each Miami Beach neighborhood fared against each other as well as the overall Miami luxury condo trends in Q1 2021.

For the purposes of this report, we've included the sub-neighborhoods of South Beach, Mid-Beach, North-Beach, Sunny Isles Beach, Surfside, Bal Harbour, and Fisher Island as part of our Miami Beach grouping. Also, this luxury condo submarket report only features properties priced at $1 million and above.

Miami Beach Luxury Condo Market Highlights - Q1 2021:

  • Sales soar 228.7% year-over-year – Fisher Island is highest percentage contributor
  • 12-month Sales Trendline stays positive between Q4 2020 and Q1 2021
  • Price per Square Foot up 8.5% year-over-year to $929
  • Median Sales Price up 9.9% year-over-year
  • Days on Market up 44% year-over-year
  • Inventory down 62% year-over-year to all-time low of 16 months


Miami Beach Sub-neighborhood Highlights - Q1 2021:

  • Winner: Fisher Island leads Q1 sales growth with highest percentage increase (340%) in all of Miami year-over-year 
  • 12-Month Sales Trendline positive across the board
  • Winner: South Beach reports highest percentage growth in year-over-year Price per sq. ft. (33%) in all of Miami
  • Fisher Island reports highest Median Sales Price of $4.9 million in all of Miami
  • Fisher Island is the most expensive neighborhood in all of Miami, priced at $1,344/sq. ft., maintains top-spot from previous quarter
  • Surfside & Bal Harbour reports biggest percentage decrease (34%) in Price per Square feet in all of Miami
  • South Beach is only neighborhood with flat year-over-year Days on Market – all other neighborhoods report an increase
  • Fisher Island and Mid/North Beach report lowest inventory (11 and 13 months) in Miami
  • Sunny Isles Beach posts highest inventory (20 months) in Miami Beach
  • Q1 2021 opens strong with signs of a correction from a buyer's to seller's market

Miami Beach Luxury Condo Markets at a Glance - Q1 2021 YoY (Median Sale Price)

Miami Beach Luxury Condo Markets at a Glance - Q1 2021 YoY (Median Sale Price)


Miami Beach Luxury Condo Markets at a Glance - Q1 2021 YoY (Median Sales Price / SqFt)

Miami Beach Luxury Condo Markets at a Glance - Q1 2021 YoY (Median Sales Price / SqFt)


Miami Beach Luxury Condo Markets at a Glance - Q1 2021 YoY (Number of sales)

Miami Beach Luxury Condo Markets at a Glance - Q1 2021 YoY (Number of sales)



Table of Contents

  1. Overall Q1 2021 Miami Beach Luxury Condo Market Trends
  2. Q1 2021 South Beach Luxury Condo Market Trends
  3. Q1 2021 Mid and North Beach Luxury Condo Market Trends
  4. Q1 2021 Surfside & Bal Harbour Luxury Condo Market Trends
  5. Q1 2021 Sunny Isles Beach Luxury Condo Market Trends
  6. Q1 2021 Fisher Island Luxury Condo Market Trends
  7. Conclusion - Q1 2021 Miami Beach Luxury Condo Market Report

Q1 2021 Miami Beach Luxury Condo Market Summary - Fig. 1

Quarters

Number of Sales

% change in Sales

Median Sale Price

% change in Median Sale Price

Median Sp/Sqft

% change in Median Sp/Sqft

Median of DOM

Q1-2021

355

228.7%

$1,950,000

9.9%

$929

8.5%

262

Q1-2020

108

$1,775,000

$856

147


Miami Beach: Luxury Condo Sales Up YoY to New Record with Triple-Digit Growth

Q1 Sales jump 228.7% year-over-year with positive trendline. Posting phenomenal sales growth just like the Q1 2021 overall Miami luxury condo market trend, sales in Miami Beach peaked to their highest since 2015. With the highest quarterly sales we've seen in over 6 years of our reporting (Fig. 2.1), this oceanfront neighborhood reported a 228.7% increase in year-over-year sales. 

South Beach, with its highest sales volume (109), and Fisher Island with its highest percentage increase in year-over-year sales (340%), are the biggest contributors to the sales boost seen in Miami Beach. (See Markets at a Glance – Q1 2021 YoY Number of Sales chart above.)


Miami Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 2.1

Miami Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 2.1

A look at the monthly sales in Fig. 2.2 reveals that volumes trended higher throughout the quarter. January posted 74 sales against last year's 25, February reported 118 sales compared to last year's 32, and March posted three times the numbers with 163 sales against previous year's 51 sales.


Miami Beach Luxury Condo Monthly Sales from Jan. 2016 to Mar. 2021 - Fig. 2.2

Miami Beach Luxury Condo Monthly Sales from Jan. 2016 to Mar. 2021 - Fig. 2.2


As the entire luxury residential market is in a positive mood with all the migrating businesses and wealthy buyers, we, as real estate experts, expect this sales momentum to carry into Q2 2021 – also considering it is historically known to be the best-performing quarter of the year. After that, we expect sales to slow for a few quarters, however, by then the market is expected to correct to a balanced situation from its long-standing buyer-friendly position.


Miami Beach Luxury Condo 12-Month Sales with Trendline - Fig. 2.3

Miami Beach Luxury Condo 12-Month Sales with Trendline - Fig. 2.3


The impressive sales volumes seen in Q1 add up to keep the 12-month Sales Trendline (Fig. 2.3) positive between Q4 2020 and Q1 2021.


Miami Beach: Luxury Condo Prices Up YoY - Both Price per Square Foot & Median Sales Price

Price per Square Foot up 8.5% to $929, Median Sales Price up 9.9% year-over-year. Consistent with the overall Q1 2021 market trend, Miami Beach also reported an increase in both its median price per square foot and sales price in response to the sudden surge in sales.

The Price per Sq. Ft. increased 8.5%, up from $856 in Q1 last year to $929 this year. The Median Sales Price also increased 9.9%, up from $1,775,000 in Q1 2020 to $1,950,000 this year (Fig. 1).

Miami Beach Quarterly Sales Price per Sq. Ft. 2016-2021 - Fig. 3

Miami Beach Quarterly Sales Price per Sq. Ft. 2016-2021 - Fig. 3

A look at the five-year snapshot of quarterly prices per square foot above (Fig. 3) reveals that prices closed in the higher range for the period under review – offering great value to sellers in this coastal district.


Miami Beach: Days on Market Up YoY 

44% increase in year-over-year Days on Market. In line with the overall market trend of higher year-over-year days on market, luxury condos in Miami Beach spent 115 more days on the market compared to Q1 last year (Fig. 4 below).

Miami Beach Quarterly Days on Market 2018-2021 – Fig. 4

Miami Beach Quarterly Days on Market 2018-2021 – Fig. 4


Miami Beach: Inventory Down YoY to All-time Low

Q1 2021 closes with 16 months of inventory. Consistent with the overall Miami trend, luxury condo inventory dropped quarter-over-quarter as well as year-over-year in Miami Beach. At 16 months, inventory is down 71% from June's peak of 55 months and at its lowest in our 6 years of reporting. The metric is also 50% down from December's 32 months and 62% down from March last year's 42 months (Fig. 5).

Miami Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 5

Miami Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 5


A balanced market has only 9-12 months of inventory. The months of inventory are calculated as – number of active listings + number of pending listings, divided by the average number of deals in the last 6 months.

Miami Beach Neighborhoods: Q1 2021 South Beach (ZIP 33139)

Q1 2021 South Beach Luxury Condo Market Summary - Fig. 6

Quarters

Number of Sales

% change in Sales

Median Sale Price

% change in Median Sale Price

Median Sp/Sqft

% change in Median Sp/Sqft

Median of DOM

Q1-2021

109

275.9%

$2,125,000

25.0%

$1,230

33.3%

208

Q1-2020

29

$1,700,000

$922

208


South Beach: Luxury Condo Sales Set New Record

Q1 Sales soar 275.9% year-over-year with positive trendline. With the highest sales volume in all of Miami Beach, South Beach sets a brand-new record in quarterly sales this Q1 2021. Posting the highest quarterly sales seen in over 6 years of our reporting, the vacation destination reports a 275.9% increase in year-over-year sales, just like the overall Miami market trend. Owing to such a phenomenal pace, the 12-month Sales Trendline in Fig. 7.2 stays positive between Q4 2020 and Q1 2021.

South Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 7.1 

South Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 7.1


South Beach Luxury Condo 12-Month Sales with Trendline - Fig. 7.2

South Beach Luxury Condo 12-Month Sales with Trendline - Fig. 7.2


South Beach: Luxury Condo Price per Square Foot Up YoY – Leads Price Growth in Miami Overall

Price per Square Foot up 33.3% year-over-year to $1,230, Median Price up 25% year-over-year. Consistent with the trend of higher prices seen in the overall market, South Beach reported an increase in both its price per square foot and median sales price.

The Price per Square Foot increased 33.3%, up from $922 in Q1 last year to $1,230 in the same quarter this year. The Median Sales Price also increased 25%, up from $1,700,000 in Q1 2020 to $2,125,000 this year (Fig. 6).

It's worth noting here that luxury condos in South Beach offered maximum value to sellers by registering the highest percentage growth (33%) in their year-over-year price per sq. ft. out of all Miami neighborhoods under review. Also, prices closed in the mid ranges of the quarterly price per square foot traced over the past five years in South Beach (Fig. 8).

South Beach Luxury Condo Quarterly Price per Square Foot 2016-2021 - Fig. 8

South Beach Luxury Condo Quarterly Price per Square Foot 2016-2021 - Fig. 8


South Beach: Days on Market Flat YoY

Days on Market stay flat year-over-year. In contrast to the overall Miami market trend of higher year-over-year days on market, luxury condos in South Beach spent the same number of days on market compared to Q1 last year. On a quarter-over-quarter basis, luxury condos spent 138 more days for sale compared to Q4 2020 (Fig. 9).

What's worth noting here is that South Beach is the only Miami neighborhood in Q1 to report flat Days on Market, whereas all others reported higher year-over-year numbers. This most likely indicates that sellers in South Beach were successful in the first go of getting their listings on the market.

South Beach Luxury Condo Quarterly Days on Market 2018-2021 - Fig. 9

South Beach Luxury Condo Quarterly Days on Market 2018-2021 - Fig. 9


South Beach: Inventory Down YoY to New Low

Q1 2021 closes with 16 months of inventory. In sync with the overall Miami trend, luxury condo inventory in South Beach hit a new low in the 6 years of our reporting. At 15 months, inventory is down 70% from October's peak of 49 months. It is also 61.5% down from December's 39 months and 57% down from previous year March's 35 months (Fig. 10).

With the market moving at a phenomenal pace, it won't take long for this sought-after beach destination to reach the ideal 9-12-month benchmark of a balanced market. This gives buyers a limited time to find the best deals on the market, before the market corrects to a balanced position giving sellers more control. Search available South Beach condos for sale here.


South Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 10

South Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 10


Miami Beach Neighborhoods: Q1 2021 Mid and North Beach (ZIP 33140 & 33141)

Q1 2021 Mid-Beach and North-Beach Luxury Condo Market Summary - Fig. 11

Quarters

Number of Sales

% change in Sales

Median Sale Price

% change in Median Sale Price

Median Sp/Sqft

% change in Median Sp/Sqft

Median of DOM

Q1-2021

70

288.9%

$1,629,500

20.7%

$895

7.0%

334

Q1-2020

18

$1,350,000

$837

128


Mid-North Beach: Luxury Condo Sales Up YoY, Post Second-Highest Growth in Miami Beach

Q1 Sales soared 288.9% year-over-year with positive trendline. Reporting the second-highest percentage growth in year-over-year sales out of all Miami Beach neighborhoods, Mid-North Beach has a new achievement tucked under its belt. The combined neighborhood has also set a brand-new record in quarterly sales, reporting the highest sales volume seen in over 6 years, just like the overall Miami report.

With sales increasing consistently for 3 straight quarters, Mid-North Beach reported a 288.9% increase in year-over-year sales plus a positive 12-month Trendline going from Q4 2020 to Q1 2021 (Fig. 12.2).

Mid-Beach and North-Beach Quarterly Sales 2015-2021 - Fig. 12.1

Mid-Beach and North-Beach Quarterly Sales 2015-2021 - Fig. 12.1


Mid-Beach and North-Beach 12-Month Sales with Trendline - Fig. 12.2

Mid-Beach and North-Beach 12-Month Sales with Trendline - Fig. 12.2


Mid-North Beach: Luxury Condo Prices Up YoY - Both Price per Square Foot & Sales Price

Price per Square Foot up 7% to $895, Median Sales Price up 20.7% year-over-year. In line with the overall Q1 2021 market trend in Miami, this collective neighborhood too reported an increase in its median price per square foot and sales price in response to a steady increase in demand.

The Price per Square Foot in Mid-North Beach increased 7%, up from $837 in Q1 2020 to $895 in the same quarter this year. The Median Sales Price too increased 20.7%, up from $1,350,000 in Q1 last year to $1,629,500 this year (Fig. 11).


Mid-Beach and North-Beach Quarterly Price per Sq. Ft. 2016-2021 - Fig. 13

Mid-Beach and North-Beach Quarterly Price per Sq. Ft. 2016-2021 - Fig. 13


A look at the five-year snapshot of quarterly prices per square foot above (Fig. 13) reveals that prices closed in the lower range for the period under review – offering buyers a great investment opportunity.


Mid-North Beach: Days on Market Up YoY

161% increase in year-over-year Days on Market. In sync with the overall Miami market trend of higher year-over-year days on market, luxury condos in Mid-North Beach spent 206 extra days on the market compared to Q1 last year (Fig. 14).

On a quarter-to-quarter basis too, luxury condos spent 262 extra days on market in Q1 2021 compared to Q4 2020. As mentioned before in this report, this increase in Days on Market is caused by paused listings making a comeback on the market, inflating the trend with collective days calculated from the original date of listing, as well as sellers likely holding firm on sales prices.


Mid-Beach and North-Beach Luxury Condo Quarterly Days on Market 2018-2021 – Fig. 14

Mid-Beach and North-Beach Luxury Condo Quarterly Days on Market 2018-2021 – Fig. 14


Mid-North Beach: Inventory Down to One of Lowest in Miami

Q1 2021 closes with 13 months of Inventory. Consistent with the overall Miami market trend, luxury condo inventory in Mid-North Beach has hit its lowest point in over 6 years. At 13 months, inventory is down 78.3% from June's peak of 60 months. The metric is also 52% down from December's 27 months and 56.7% down from March last year's 30 months (Fig. 15).

Closer than ever to touching the ideal 9-12-month benchmark of a balanced market, inventory in Mid-North Beach is now one of the lowest of all Miami neighborhoods (just behind Fisher Island). This has significantly shrunk the amount of time and opportunities that buyers would generally have in a favorable market, as the market is correcting.

To see the kind of luxury condos available for sale, search North Beach and Mid-Beach condos for sale here.


Mid-Beach and North-Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 15

Mid-Beach and North-Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 15


A balanced market has only 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months.


Miami Beach Neighborhoods: Q1 2021 Surfside & Bal Harbour

Q1 2021 Surfside & Bal Harbour Luxury Condo Market Summary - Fig. 16

Quarters

Number of Sales

% change in Sales

Median Sale Price

% change in Median Sale Price

Median Sp/Sqft

% change in Median Sp/Sqft

Median of DOM

Q1-2021

47

88.0%

$2,100,000

-20.8%

$896

-33.9%

346

Q1-2020

25

$2,650,000

$1,355

182


Surfside & Bal Harbour: Q1 2021 Luxury Condo Sales Up YoY

Q1 Sales increase 88% year-over-year with positive trendline. Consistent with the overall Miami market trend, sales in this combined neighborhood posted an 88% growth in year-over-year volumes. Also, reporting the highest quarterly sales in over 6 years, this upscale neighborhood set a new record for itself.

Backed by such a phenomenal pace, the 12-month Sales Trendline in Fig. 17.2 keeps positive between Q4 2020 and Q1 2021.


Surfside & Bal Harbour Quarterly Sales 2015-2021 - Fig. 17.1

Surfside & Bal Harbour Quarterly Sales 2015-2021 - Fig. 17.1


Surfside & Bal Harbour 12-Month Sales with Trendline - Fig. 17.2

Surfside & Bal Harbour 12-Month Sales with Trendline - Fig. 17.2


Surfside & Bal Harbour: One of Two Miami Beach Neighborhoods with Lower YoY Price per Square Foot

Price per Square Foot down 33.9% at $896, Median Sales Price down 20.8% year-over-year. In contrast to the overall market trend in Miami of higher year-over-year prices, this is one of only two neighborhoods in Miami Beach to report a decline in both its median price per square foot and sales price.

The Price per Square Foot in Surfside & Bal Harbour dropped 33.9%, down from $1,355 in Q1 last year to $896 in the same quarter this year. The Median Sales Price declined 20.8%, down from $2,650,000 in Q1 2020 to $2,100,000 this year (Fig. 16).


Surfside & Bal Harbour Quarterly Price per Sq. Ft. 2016-2021 - Fig. 18

Surfside & Bal Harbour Quarterly Price per Sq. Ft. 2016-2021 - Fig. 18


A look at the five-year snapshot of quarterly prices per square foot above (Fig. 18) reveals that prices closed in the lower range for the period under review – presenting buyers with a great opportunity.


Surfside & Bal Harbour: Days on Market Up YoY

90% increase in year-over-year Days on Market. In line with the overall Miami market trend of higher year-over-year days on market, luxury condos in Surfside & Bal Harbour spent 164 more days on the market compared to Q1 2020 (Fig. 19).

On a quarter-to-quarter basis as well, luxury condos spent 244 extra days on market compared to Q4 2020. As mentioned before in this report, this increase in Days on Market is caused by paused listings making a comeback on the market, as well as some longer times for buyers and sellers to agree, especially considering lower sales prices.


Surfside & Bal Harbour Quarterly Days on Market 2018-2021 – Fig. 19

Surfside & Bal Harbour Quarterly Days on Market 2018-2021 – Fig. 19


Surfside & Bal Harbour: Luxury Condo Inventory Down YoY

Q1 2021 closes with 16 months of Inventory. In line with the overall Miami market trend, inventory in this upscale grouping also hit a record-low in over 6 years. At 16 months, inventory is down 63% from September's peak of 43 months. Levels are also 43% down from December's 28 months and 36% down from March last year's 25 months (Fig. 20).

With inventory closer than ever to falling within the ideal 9-12-month range of a balanced market, buyers looking to invest in this waterfront district have a very short window of opportunity left before the market corrects from its favorable position. Those interested in this neighborhood can search for top deals in Surfside or Bal Harbour condos for sale here.


Surfside & Bal Harbour Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 20

Surfside & Bal Harbour Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 20


A balanced market has only 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months.

If you are interested in buying or selling a condo in any of these Miami Beach neighborhoods, or would like more information about the data in our reports, please email us anytime or call (786) 655 - 4576.


Miami Beach Neighborhoods: Q1 2021 Sunny Isles Beach

Q1 2021 Sunny Isles Beach Luxury Condo Market Summary - Fig. 21

Quarters

Number of Sales

% change in Sales

Median Sale Price

% change in Median Sale Price

Median Sp/Sqft

% change in Median Sp/Sqft

Median of DOM

Q1-2021

102

240.0%

$1,635,000

0.5%

$727

-4.5%

270

Q1-2020

30

$1,627,500

$760

121


Sunny Isles: Luxury Condo Sales Up YoY with Triple-Digit Growth

Q1 Sales uptrend 240% year-over-year with positive trendline. In sync with the overall Miami market trend, sales in Sunny Isles Beach reported 240% growth in year-over-year volumes. With the highest quarterly sales seen in over 6 years, this branded-condo corridor set a new record for itself.

Sunny Isles Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 22.1

Sunny Isles Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 22.1


Further, as sales have been increasing for 3 consecutive quarters in this seaside neighborhood, it's no surprise that the 12-month Sales Trendline in Fig. 22.2 stays positive between Q4 2020 and Q1 2021.


Sunny Isles Beach Luxury Condo 12-Month Sales with Trendline - Fig. 22.2

Sunny Isles Beach Luxury Condo 12-Month Sales with Trendline - Fig. 22.2


Sunny Isles:
Almost Flat YoY Price per Square Foot

Price per Square Foot down 4.5% to $727, Median Sales Price flat year-over-year. Deviating from the overall Miami market trend of higher year-over-year prices, Sunny Isles Beach posted mixed pricing data.

The Price per Square Foot for luxury condos in Sunny Isles declined 4.5% to $727, down from $760 in Q1 last year. The Median Sales Price also stayed mostly flat, reporting only a slight variation of 0.5%, up marginally from $1,627,500 in Q1 2020 to $1,635,000 in the same quarter 2021 (Fig. 21).

Sunny Isles Beach Quarterly Price per Sq. Ft. 2016-2021 - Fig. 23

Sunny Isles Beach Quarterly Price per Sq. Ft. 2016-2021 - Fig. 23


A closer look at the five-year snapshot of quarterly prices in Sunny Isles Beach above (Fig. 23), reveals that the price per square foot closed in the mid-ranges for this branded-condo neighborhood.


Sunny Isles: Days on Market Up YoY

123% increase in year-over-year Days on Market. Consistent with the overall Miami market trend of higher year-over-year days on market, luxury condos spent 149 more days on the market compared to Q1 last year in Sunny Isles Beach (Fig. 24).

On a quarter-to-quarter basis, again, luxury condos spent 109 extra days on market compared to Q4 2020. As mentioned earlier in this report, this increase in Days on Market is likely caused by paused listings being re-listed, and market recalibration.


Sunny Isles Beach Quarterly Days on Market 2018-2021 – Fig. 24

Sunny Isles Beach Quarterly Days on Market 2018-2021 – Fig. 24


Sunny Isles: Inventory Down YoY, But Still Highest in Miami Beach

Q1 2021 closes with 20 months of Inventory. Consistent with the overall market trend in Miami, inventory in Sunny Isles dropped to its lowest in over 6 years. At 20 months, inventory is down 78% from June's peak of 90 months. It is also 43% down from December's closing of 35 months and 71.4% down from March last year's closing of 70 months (Fig. 25).

However, Sunny Isles Beach has the highest inventory in all of Miami Beach. We expect this neighborhood to take a little longer to reach the ideal 9-12-month range of a balanced market in Sunny Isles Beach. This gives buyers a longer window of opportunity (compared to other neighborhoods in our report), to find more favorable deals. Search available Sunny Isles Beach condos for sale here.


Sunny Isles Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 25

Sunny Isles Beach Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 25


A balanced market has only 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months.

Miami Beach Neighborhoods: Q1 2021 Fisher Island

Q1 2021 Fisher Island Luxury Condo Market Summary - Fig. 26

Quarters

Number of Sales

% change in Sales

Median Sale Price

% change in Median Sale Price

Median Sp/Sqft

% change in Median Sp/Sqft

Median of DOM

Q1-2021

22

340.0%

$4,925,000

-19.3%

$1,344

18.9%

284

Q1-2020

5

$6,100,000

$1,130

72


Fisher Island: Luxury Condo Sales Up YoY, Lead Growth in Miami

Q1 Sales skyrocket 340% year-over-year with positive trendline. Leading Q1 sales growth with a 340% spike in year-over-year sales, Fisher Island turns out to be the most popular neighborhood in all of Miami. This exclusive island also sets a new record for itself, posting the highest quarterly sales seen in over 6 years (Fig. 27.1). Owing to this spectacular performance, the 12-month Sales Trendline in Fig. 27.2 keeps positive between Q4 2020 and Q1 2021.

Fisher Island Luxury Condo Quarterly Sales 2015-2021 - Fig. 27.1

Fisher Island Luxury Condo Quarterly Sales 2015-2021 - Fig. 27.1


Fisher Island Luxury Condo 12-Month Sales with Trendline - Fig. 27.2

Fisher Island Luxury Condo 12-Month Sales with Trendline - Fig. 27.2


Fisher Island: Luxury Condo Prices Report Mixed Trends

Price per Square Foot up 18.9% to most expensive at $1,344, Median Sales Price down 19.3% year-over-year. Deviating from the overall Miami market trend of higher year-over-year prices, Fisher Island reports mixed price trends. However, it still held on to its position of the most expensive neighborhood in Q1 2021, reporting a median price of $1,344/sq. ft.

The Price per Square Foot in Fisher Island increased 18.9% year-over-year, up from $1,130 in Q1 2020 to $1,344 for the same quarter this year. On the other hand, the Median Sales Price declined 19.3%, down from $6,100,000 in Q1 last year to $4,925,000 this year (Fig. 26). This deviation in trends could be due to the previous year reporting an unusually high sales price for its handful of sales (only 5), which could have skewed the data.

A look at the five-year snapshot of quarterly prices per square foot below (Fig. 28) reveals that prices closed in the mid-range for the period under review.

Fisher Island Quarterly Price per Sq. Ft. 2016-2021 - Fig. 28

Fisher Island Quarterly Price per Sq. Ft. 2016-2021 - Fig. 28


Fisher Island: Days on Market Up YoY 

294% increase in year-over-year Days on Market. In line with the overall Miami market trend of higher year-over-year days on market, luxury condos spent 212 extra days on the market compared to Q1 last year in Fisher Island (Fig. 29).

On a quarter-to-quarter basis too, luxury condos spent 190 extra days on market compared to Q4 2020. As mentioned earlier in this report, this increase in Days on Market can be attributed to paused listings being re-listed and inflating the total days spent on the market, instead of any buyer-seller misunderstanding.


Fisher Island Quarterly Days on Market 2018-2021 – Fig. 29

Fisher Island Quarterly Days on Market 2018-2021 – Fig. 29


Fisher Island: Inventory Down to Lowest in Miami

Q1 2021 closes with 11 months of Inventory. Consistent with the overall market trend in Miami, inventory in Fisher Island dropped to the lowest of all the Miami neighborhoods under review. At 11 months, inventory is down 82% from June's peak of 61 months. Levels are also down 26.7% from December's closing of 15 months and down 77% from March 2020's closing of 48 months (Fig. 30).

With inventory falling within the ideal 9-12-month range of a balanced market for two consecutive quarters, sellers are in control in this exclusive island market. With a buyer's market out of favor, those interested in this exclusive Miami Beach island should check the prices on available Fisher Island condos for sale here.


Fisher Island Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 30

Fisher Island Months of Inventory from Mar. 2019 to Mar. 2021 - Fig. 30


A balanced market has only 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months.


Q1 2021 Miami Beach Luxury Condo Market Conclusion

Although we were expecting the luxury condo market to open Q1 on a strong note, the numbers we see are through the roof, just like the Q1 2021 overall Miami market report. Powered by out-of-state buyers following the migration of major businesses to Miami, sales were higher year-over-year across the board. This in turn caused the 12-month Sales Trendline to stay positive across the board as well.

Leading sales growth with the highest percentage growth in year-over-year sales, Fisher Island and Mid-North Beach turned out to be the most popular neighborhoods for luxury condo buyers in Miami Beach.

On the price front, Miami Beach neighborhoods posted mixed trends. While all neighborhoods followed the overall Miami market trend of higher year-over-year price per square foot, Sunny Isles Beach plus Surfside & Bal Harbour were the only two to report lower prices. Fisher Island again turned out to be the most expensive neighborhood with a price of $1,344/sq. ft. On the other hand, Sunny Isles Beach provides a nice entry point into luxury condos on the beach with the lowest price per square foot of $727 in Miami Beach.

When it came to the Days on Market, all Miami Beach neighborhoods followed the overall Miami market trend of higher year-over-year days. Only South Beach posted a flat year-over-year trend.

As expected, with sales setting new records for the quarter, inventory was down across the board in Miami Beach - just like the overall Miami market trend. Sunny Isles Beach continued carrying the heaviest inventory in Miami Beach. On the other hand, Fisher Island plus Mid-North Beach reported the lowest levels of inventory, and emerged as the first neighborhoods to push out of the long-standing buyer-friendly market and reach a balanced state.

With the market showing signs of an overall correction, we expect the following to keep momentum up and inventory down, at least through the second quarter of the year:

  • more businesses and buyers arriving from high-tax states,
  • those with the flexibility to work from home, choosing to realize their dream of migrating to a condo with ocean views,
  • Miami Beach continuing to be a popular choice for those looking for open air and moderate temperature, and 
  • lower luxury condo deliveries in the near future, keeping inventory levels in check even when momentum goes down.

Metrics

Overall Miami

Miami Beach

South Beach

Mid-North Beach

Surfside & Bal Harbour

Sunny Isles Beach

Fisher Island

Sales

Up

Up

Up

Up

Up

Up

Up

Trendline

Positive

Positive

Positive

Positive

Positive

Positive

Positive

Price per Sq. Ft

Up

Up

Up

Up

Down

Down

Up

Days on Market

Up

Up

Flat

Up

Up

Up

Up

Inventory

Down

Down

Down

Down

Down

Down

Down


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Questions or comments with the stats? Interested in buying a Miami Beach condo in one of these neighborhoods? Please contact Sep at sniakan (at) hbroswell.com or call 305-725-0566.


Cover photo by Steven Gerstmeyr on Unsplash
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