Miami Luxury Condo Market Report - Q3 2020

View the most up-to-date market reports.


Condo Blackbook's exclusive 3Q 2020 analysis of Miami's luxury condo market shows that this segment of the residential real estate market, like single-family, is mounting a strong recovery from any initial COVID-19 pandemic effects. Sales recovered to post the strongest third quarter since 2015. Why? First off, Miami continues to be a desirable city for those moving from high-tax states. Additionally, companies allowing employees to work remotely just made it easier for those who've always wanted to escape extremely cold winters or relocate to a city with a beach lifestyle. 

Secondly, Condo Blackbook's 3Q 2020 analysis shows that luxury condos in Miami are in high demand, particularly in Edgewater, which posted a 114% year-over-year growth in sales. Contrary to what most market experts had predicted about buyer focus shifting to single-family homes due to the pandemic, the high sales volume reported this quarter shows that Miami's luxury condos are in strong demand with buyers.

Read on for more data about how prices, days on market and inventory trends have changed as the market is emerging from the effects of the pandemic in our full-length Q3 2020 Miami Luxury Condo Market Report below:

This luxury condo market report only features properties priced $1 million and above, and covers the neighborhoods of Greater Downtown Miami (inclusive of Edgewater and Brickell), Miami Beach (inclusive of Surfside, Bal Harbour, Sunny Isles Beach and Fisher Island) as well as Coral Gables and Coconut Grove.

Overall Miami Luxury Condo Market Summary - 3Q 2020

Quarterly sales up by 9.6% YoY

Overall luxury condo price/sq. ft. increases by 3.3% YoY

Inventory levels reduce, but buyers retain advantage


3Q 2020 Overall Miami Luxury Condo Market Highlights

  • Edgewater leads Q3 sales growth with 114% year-over-year jump
  • Mid/North Beach, Sunny Isles Beach, and Greater Downtown also report positive year-over-year sales
  • 12-month sales trendline positive, shifting from negative in Q1 & Q2 to flat in Q3 2020
  • Overall Prices Up - Median sales price up 9.6% and Price/sq. ft. by 3.3% year-over-year
  • South Beach is the most expensive neighborhood of Q3-20, posting a median price of $1,106/sq. Ft., beating Fisher Island from top spot last quarter
  • New construction buildings built 2015-2020 and 2000-2014 reported strongest sales growth
  • Sellers received maximum return on investment for condos in luxury buildings built 2015-2020
  • Days on Market stable year-over-year
  • Inventory up year-over-year as expected, but 10% lower quarter-over-quarter, strongly hinting at a faster drop over next two quarters
  • 2020 continues as a buyer's market with signs of a quick bounceback from COVID-19 impacts

Table of Contents

  1. Overall Miami Luxury Condo Sales Trends
  2. Miami Neighborhood Trends - Number of Sales
  3. Overall Miami Luxury Condo Price Trends - Sales Price, Price/Square Foot
  4. Miami Neighborhood Trends - Sales Price, Price/Square Foot
  5. Overall Miami Luxury Condo Sales Price Trends by Building Year
  6. Overall Miami Luxury Condo Days on Market Trends
  7. Miami Neighborhood Trends - Days on Market
  8. Overall Miami Luxury Condo Inventory Trends
  9. Conclusion
  10. Where does the Miami Luxury Condo Market go from Here?


Luxury Condo Sales Up in Miami Overall


Overall Miami Luxury Condo Quarterly Market Summary - Fig. 1.1

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

Q3 2020

182

9.6%

$1,805,000

9.6%

$771

3.3%

158

Q3 2019

166

$1,646,500

$747

152


Sales rebound to strongest Q3 since 2015. Even with the pandemic unsettling market dynamics for the first half of the year, it's exciting to see Miami luxury condo sales make a strong comeback this quarter. Reporting a year-over-year increase of 9.6% against Q3 2019, sales are at their highest in a third-quarter since 2015 (Fig. 1.2).

A closer look into the Monthly Sales Chart (Fig. 1.3) reveals that the market gathered more steam towards the tail-end of the quarter. While July started out slower with 55 sales compared to last year's 65, August picked up momentum with 57 sales compared to 2019's 45 sales, and September posted an amazing 70 closed sales compared to last year's 56.

Now, even though part of these sales likely represent deals that were held back in Q2 due to the global lockdown (as predicted in our Condo Blackbook Q2 report here), there is ample momentum to conclude that the market is catching up and getting back on track. This remarkable progress can also be seen in the 12-month Sales Trendline (Fig. 1.4) that has finally corrected from a negative position (in the first and second quarters) to a flat line in Q3.

Still, we will be keeping a close watch on the next quarter's performance, which is going to be critical to declare whether the Miami luxury condo market has made a full recovery from the pandemic-caused disruption or not.

Overall Miami Quarterly Luxury Condo Sales 2015 - 2020 - Fig. 1.2

Overall Miami Quarterly Luxury Condo Sales 2015 - 2020 - Fig. 1.2<


Overall Miami Monthly Luxury Condo Sales Jan. 2016 to Sep. 2020 - Fig. 1.3

Overall Miami Monthly Luxury Condo Sales Jan. 2016 to Sep. 2020 - Fig. 1.3


Overall Miami 12-Month Luxury Condo Sales with Trendline - Fig. 1.4

Overall Miami 12-Month Luxury Condo Sales with Trendline - Fig. 1.4


Miami Neighborhood Trends - YoY Number of Sales


Q3 2020 Year-over-Year Sales Trends (Fig. 1.5)

  • Winner: Edgewater reports the highest percentage (114%) growth in year-over-year sales -- an impressive yet expected feat, considering it was one of the few neighborhoods poised for an early recovery according to our Q2 report
  • Up: Mid/North Beach (60%), Sunny Isles Beach (38%), and Greater Downtown Miami (21%) - all report an increase in their year-over-year sales
  • Flat: The combined neighborhood of Surfside and Bal Harbour posts the same level of sales as Q3 2019
  • Down: South Beach (-36%), Brickell (-9%), Coconut Grove & Coral Gables (-8%), plus Fisher Island (-7%) -- all report a decline in their year-over-year sales

More details available, including quarterly data, in the dedicated reports for Greater Downtown Miami, Miami Beach and the Barrier Islands, plus Coral Gables & Coconut Grove.


Miami Luxury Condo Neighborhood 3Q20-over-3Q19 Sales Comparison - Fig. 1.5

Miami Luxury Condo Neighborhood 3Q20-over-3Q19 Sales Comparison - Fig. 1.5


Overall Miami Luxury Condo Prices Up - Both Sales Price and Price/Sq. Ft.


Price/sq. ft. up 3.3% at $771, Median Price up 9.6% Year-over-Year. The trend of higher year-over-year prices continues into the third quarter of 2020. (Price per sq. ft. for the first two quarters was higher compared to the same quarters in 2019. See Fig. 2.1 below).

Overall, the Price per Sq. Ft. for luxury condos increased 3.3% from $747/sq. ft. in Q3 last year to $771/sq. ft. this year (Fig. 1.1). However, the peculiar peak (of a 10% quarter-to-quarter increase) seen in Q2, settles down this quarter.

The Median Sales Price also increased (9.6%) from $1,646,500 in Q3 last year to $1,805,000 in Q3 this year.


Overall Miami Luxury Condo Quarterly Price per Sq. Ft. 2016-2020 - Fig. 2.1

Overall Miami Luxury Condo Quarterly Price per Sq. Ft. 2016-2020 - Fig. 2.1


3Q 2020 Miami Neighborhood Trends - Price/Square Foot, Sales Price

Q3 Year-over-Year Price Trends

Median Price per Sq. Ft. (Fig. 2.2.1)

  • Winner: South Beach is the most expensive neighborhood with a median price of $1,106/sq. ft., outperforming the second quarter's most expensive neighborhood of Fisher Island
  • Winner: Surfside & Bal Harbour reports the highest percentage growth in year-over-year Price per sq. ft. (36%), continuing its winning streak from Q1
  • Up: Other neighborhoods posting an increase in year-over-year Price per sq. ft. include Edgewater (26%), Greater Downtown Miami (14%), Coconut Grove & Coral Gables (14%), Sunny Isles Beach (10%), and Brickell (6%)
  • Flat: South Beach posts a negligible change in year-over-year Price per sq. ft.
  • Down: Neighborhoods posting a decline in year-over-year Price per sq. ft. – Mid/North Beach (-5%) and Fisher Island (-32%)
  • Worth Noting: It's quite an unusual quarter for Fisher Island, as prices rarely trend below the $1,000 mark in this exclusive neighborhood, which are now at $791/sq. ft. This can partly be explained by the fact that only low-range properties were sold during Q3, as can be seen below in Fig. 2.2.2.


Median Sales Price (Fig. 2.2.2)

  • Winner: Edgewater reports the highest percentage growth in year-over-year Median Sales Price (48%), replacing previous quarter's Fisher Island for the winner's tag
  • Winner: The combined neighborhood of Surfside & Bal Harbour reports the highest sales price for the second consecutive quarter ($3 million in Q3)
  • Up: Other neighborhoods reporting an increase in year-over-year Median Sales Price -- Surfside & Bal Harbour (43%), Sunny Isles Beach (27%), South Beach (8%), Brickell (5%), and Greater Downtown Miami (2%)
  • Down: Neighborhoods reporting a decrease in year-over-year Median Sales Price – Fisher Island (-71%), Coconut Grove & Coral Gables (-16%), and Mid/North Beach (-4%)
  • Worth Noting: Although Fisher Island perpetually has one of the highest-priced luxury condos in Miami, this quarter's fall to a median sales price of $2 million indicates that only bottom-range luxury condos were sold in the neighborhood


Miami Neighborhood 3Q20-over-3Q19 Median Price per Sq. Ft. Comparison - Fig. 2.2.1

Miami Neighborhood 3Q20-over-3Q19 Median Price per Sq. Ft. Comparison - Fig. 2.2.1


Miami Neighborhood 3Q20-over-3Q19 Median Sales Price Comparison - Fig. 2.2.2

Miami Neighborhood 3Q20-over-3Q19 Median Sales Price Comparison - Fig. 2.2.2


3Q 2020 Overall Miami Sales Price Trends by Building Year 


Below is a detailed analysis of how prices added up on the basis of age of construction for luxury condos in Miami, categorized as new construction buildings (2015-2020), buildings built from 2000-2014, and pre-2000 buildings.

  • New Construction Buildings post record-high sales, reporting more than double those of Q2 (23 sales versus 53) + increase in year-over-year value
  • Buildings Dated 2000-2014 showed strong sales growth, increasing 10% year-over-year + increase in year-over-year value
  • Condos Built before 2000 outperform sales in every third-quarter 2015-2018 + decrease in year-over-year price per sq. ft.

New Construction Condos Built 2015-2020

Sales volumes are back up in Q3 for this newly built section. Posting a record-high number of sales for a quarter (in the entire period under review); this segment reports a 43% increase year-over-year and 130% increase over the previous quarter (Fig. 2.3).

The Price per sq. ft. for this segment increased 21% year-over-year, while the trend remained flat quarter-over-quarter. At $948/sq. ft., the price trends in the mid-range of median prices traced over the past five years (Fig. 2.4).


Overall Miami Luxury Condo Sales for Buildings Dated 2015-2020 - Fig. 2.3

Overall Miami Luxury Condo Sales for Buildings Dated 2015-2020 - Fig. 2.3


Overall Price per Sq. Ft. for Buildings Dated 2015-2020 - Fig. 2.4

Overall Price per Sq. Ft. for Buildings Dated 2015-2020 - Fig. 2.4

Condos Built 2000-2014

Again, after a short hiatus in Q2, sales make a strong comeback with an impressive 74% increase quarter-over-quarter and 10% increase compared to the same quarter last year (Fig. 2.5). The median price per sq. ft. too posts a 7% increase year-over-year, closing at $761/sq. ft. (Fig. 2.6), and showing good value for sellers.


Overall Miami Luxury Condo Sales for Buildings Dated 2000-2014 - Fig. 2.5

Overall Miami Luxury Condo Sales for Buildings Dated 2000-2014 - Fig. 2.5

Overall Miami Price per Sq. Ft. for Buildings Dated 2000-2014 - Fig. 2.6

Overall Miami Price per Sq. Ft. for Buildings Dated 2000-2014 - Fig. 2.6

Condos Built Before 2000

For Miami's older luxury buildings, sales declined 15% year-over-year. However, they were up 44% quarter-over-quarter and outperformed the sales reported in the third quarter for years 2015-2018 (Fig. 3.8).

On the other hand, the median Price per sq. ft. in this seasoned segment was down 16% year-over-year and 7% quarter-over-quarter at $636/sq. ft., showing a good window of opportunity for buyers. 


Overall Miami Luxury Condo Sales for Buildings Dated 1921-1999 - Fig. 2.7

Overall Miami Luxury Condo Sales for Buildings Dated 1921-1999 - Fig. 2.7


Overall Miami Price per Sq. Ft. for Buildings Dated 1921-1999 - Fig. 2.8

Overall Miami Price per Sq. Ft. for Buildings Dated 1921-1999 - Fig. 2.8


Overall Miami Luxury Condos Days on Market Up QoQ, Flat YoY


Days on Market increase 46% quarter-over-quarter. With the pandemic-related lockdowns delaying plenty of deals, it is quite expected for the days on market to climb when sales for such properties finally close. This, most likely, is what has increased the days on market for luxury condos by 46% between Q2 and Q3.

Luxury condos spent 50 more days on market in Q3, when compared to Q2, and 6 more days compared to the same quarter last year (Fig. 3.1). What's worth noting is that while the sudden spike in quarter-to-quarter days on market could be attributed to the pandemic, the metric is stable year-over-year, showing that buyers-seller communication is not worse off a year forward.


Overall Miami Luxury Condos Quarterly Days on Market 2018 - 2020 - Fig. 3.1

Overall Miami Quarterly Days on Market 2018 - 2020 - Fig. 3.1


Miami Neighborhood Trends - Days on Market

Q3 2020 Year-over-Year Days on Market Trends (Fig. 3.2)

  • Winner: Edgewater posts the greatest decline of 54 days for Median Days on Market, while Fisher Island reports the highest increase of 98 days in its Median Days on Market
  • A majority of the neighborhoods post a decline in their Median Days on Market for luxury condos -- Edgewater (-31%), Greater Downtown Miami (-24%), Brickell (-15%), Mid/North Beach (-9%), plus Surfside and Bal Harbour (-2%)
  • Neighborhoods reporting an increase in their Median Days on Market, besides Fisher Island (79%), include South Beach (13%), Sunny Isles Beach (5%), plus Coconut Grove & Coral Gables (2%)


Miami Neighborhood 3Q20-Over-3Q19 Days on Market Comparison - Fig. 3.2

Miami Neighborhood 3Q20-Over-3Q19 Days on Market Comparison - Fig. 3.2


Luxury Condo Inventory Down QoQ Expectedly, Market Stays Buyer-friendly


Q3 2020 closes with 51 months of inventory. As the Miami luxury condo market shows signs of a recovery, the months of inventory also began to normalize after peaking in Q2 2020. New deals plus closings from the previous months (stalled only due to the pandemic) give ample momentum to bring the trend down by 10% quarter-over-quarter.

However, closing Q3 at 51 months, inventory is 38% higher year-over-year and still a long way off from reaching its ideal of 9-12 months. This is to be expected, since inventory calculations are based on the last 6 month price trends and Q2's progress was interrupted by the pandemic. We almost certainly will see inventory levels drop in Q4 and again in Q1 2021. 

In the meantime, buyers still have the upper hand in negotiations and have an extended period to find the best deals possible. Search here for luxury condos for sale in Miami.


Overall Miami Months of Luxury Condo Inventory from Mar. 2019 to Sep. 2020 - Fig. 4.1

Overall Miami Months of Luxury Condo Inventory from Mar. 2019 to Sep. 2020 - Fig. 4.1

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


Conclusion


Miami luxury condo market shows signs of recovery, though current trends still favor buyers. It is refreshing to see the market start gain strength this quarter, as Q2 absorbed the most of the negative impact from the pandemic.

Overall Miami luxury condo sales in Q3 2020 improved strongly year-over-year. Coupling this with the positive indication from the 12-month sales trendline (which flattened after two consecutive quarters of a negative trend), plus the high demand we currently see in the market, it's easy to say that we are in a surprisingly early market recovery bounce, which most likely will carry into Q4 2020 and Q1 2021.

As predicted in our Q2 Miami Luxury Condo Report, Edgewater has made an early, and astounding recovery, posting the highest year-over-year growth in sales for all the neighborhoods in our report. 

Additionally, Mid/North Beach, Sunny Isles Beach, plus Greater Downtown Miami posted a complete turnarounds from their negative numbers in the previous quarter to higher year-over-year sales this Q3.

Both the Sales Price and Price per sq. ft. also posted year-over-year gains, reflecting that sellers  are getting good returns for their luxury condo investments in Miami. Properties in the combined Surfside and Bal Harbour neighborhood posted maximum gains in year-over-year value, followed by Edgewater, Greater Downtown Miami plus Coconut Grove & Coral Gables.

While overall inventory was expectedly up, simply because the trend considers average activity in the past 6 months, we strongly expect levels to go down over the next two quarters, at least. However, for now, buyers have the advantage of extended time and options, until inventory bounces back to pre-COVID levels and lower, which they can use to their advantage as they look for luxury condos for sale in Miami.


Luxury Market Predictions and Analysis: Where Does the Market Go From Here?


With only one quarter left until the end of 2020, expecting a reversal in the current buyer-friendly cycle is unlikely. However, if the market maintains its pace next quarter, which it most likely will, we can reasonably expect trends to normalize to pre-COVID levels relatively soon. 

Additionally, the following factors will influence Miami's luxury condo market over the remainder of the year:

COVID-19 after-effect -- Miami a stronger favorite. While the pandemic may have stalled buyer plans in Q2, the third quarter saw all of that pent-up demand come through. We are also seeing increased demand from:

  • Those from high-tax states, as Miami's no-income-tax environment is a welcome financial relief, particularly when other aspects of the economy are unpredictable
  • Those looking to escape the extremely cold winters up north and migrate to the warmer, balmier winters of Florida
  • Those working from home, who now have the flexibility to work from anywhere such as a sugar-sand beach, a vibrant tropical garden, or a sunny den with ocean views
  • Those seeking more cultural diversity and a city with peaceful #BLM protests
  • Those who were simply waiting for travel restrictions to be eased

Presidential Elections. The 2020 Presidential election still remains a wild card as we get closer to election day. Historically, Presidential elections have always put a pause on real estate transactions. However, what remains to be seen is how much of an impact will that pause have on sales and inventory.

Inventory Correction. Even as the buyer's market cycle has been extended naturally (due to COVID-19), we expect to see a correction soon. With high luxury condo demand and fewer pre-construction deliveries in the new future, inventory will continue coming down over Q4 2020 and Q1 2021 - offering a very positive outlook for the market in Miami.



If you'd like more details on the data in our exclusive Condo Blackbook quarterly luxury condo market reports, please send us an email or give us a call anytime.

Love what you see? Share our blog and subscribe (see the subscribe link on the top menu) to receive the latest Miami real estate market and lifestyle news in your inbox. Also, keep up with us on your favorite social media outlets. We're on Instagram, Facebook and Twitter!

Contact Us
Sep Niakan
Broker / Team Lead
(305) 697-7667
sep@blackbookproperties.com
Request Info
By sending you agree to CondoBlackBook's Terms of Use

Your Miami Condo Awaits

Recent Posts

Save on Your Miami & Florida Property Taxes with This Video!
Real Estate News Save on Your Miami & Florida Property Taxes with This Video!
Did you know that property taxes can’t ever increase more than 10% for investors in Florida? Information nuggets like this can easily shave thousands of dollars off your property tax bill in South Florida! In our latest video, Sep Niakan, founder and lead broker of Blackbook Properties, talks to CPA and Miami tax expert, Christian Daulong about the simplest ways to save money on your real estate taxes in Miami, Florida. There’s a lot to take away from this, so permanent residents, second homeowners, and investors, take note!     As a Miami homeowner, we want what’s best for YOU! That's why we’re sharing our top Florida property tax tips (try saying that fast!) for primary homeowners, second homeowners, and even investors. With these recommendations, you’ll make the most out of your South Florida property, so you can fully immerse in Miami’s vibrant culture and beautiful beaches smartly and with financial peace of mind. Learn how to maximize your benefits from the Homestead...
Pagani Residences Miami: Live in the Lap of Hypercar Luxury
Preconstruction Pagani Residences Miami: Live in the Lap of Hypercar Luxury
Miami, it’s time to get hyped about hypercar luxury residences with the groundbreaking fusion of the hyper-automotive industry and architecture through the creation of Pagani Residences. Nestled in the picturesque North Bay Village, this exclusive development marks the world's first collaboration between Italian hypercar icon Pagani Automobili and Miami-based real estate developer Riviera Horizons. And it continues the trend of luxury car branded-residences, which has brought Miami the likes of Aston Martin Residences in Downtown Miami, Bentley Residences in Sunny Isles Beach, and of course, Porsche Design Tower, where residents drive up to their condo homes with its patented Dezervator elevator system.For Pagani’s first venture into the real estate world, Miami’s iconic skyline and global appeal make the perfect backdrop, and in this blog, you’ll find out why Pagani Residences Miami promises a living experience that is engineered to live up to its hypercar luxury name. —...
March 2024: Fort Lauderdale and Palm Beach Pre-Construction Condo News Update
Preconstruction March 2024: Fort Lauderdale and Palm Beach Pre-Construction Condo News Update
As developers announced and launched exciting new projects, luxury condo development continued booming in South Florida. This month, partners Related Group and BH Group launched sales for West Palm Beach’s first Ritz-Carlton Residences condo development. The developer duo further launched sales for Icon Beach and won approval to build another condo-hotel in Hollywood Beach. Further, Ari Pearl swapped his plans to build a rental tower at The Club at Emerald Hills golf course with brand-new condos and villas. Read below to find details on these and more projects in our March 2024 pre-construction condo market round-up for Fort Lauderdale and Palm Beach: — March 2024 – Fort Lauderdale Condo Pre-Construction Market at a Glance Sales Launched Ritz-Carlton Residences – West Palm Beach Icon Beach Residences – Hollywood Beach Approved Diplomat Landing Hotel (Tower 2) – Hollywood Beach 1920 Pierce – Downtown Hollywood Planned/Proposed Sage Residences – Fort...
Complete List of Miami Condos with Tennis Courts
Lifestyle Complete List of Miami Condos with Tennis Courts
Tennis has been a favorite sport to enjoy throughout your life. But often it's hard to play at home – you've got to find a racquet club or local tennis complex. So if you're looking for Miami condo buildings that have tennis courts, since enjoying the sport and staying fit is a top priority, we get it. And the convenience of having a tennis court onsite is a big bonus. Since home is where the heart is, having a private tennis court right at your condo doorstep can be one of the biggest motivation factors whether you like to play for fun, fitness, or serious competition. So, for all tennis enthusiasts out there, here's a full list of Miami condos that give their residents exclusive access to tennis courts, whether hard, grass, or clay, as part of their range of amenities. — Miami Condo Buildings with Private Tennis Courts Building name Address Neighborhood City  Year Built Sq. Ft. Range # of courts 1000 Venetian Way 1000 Venetian...
Explore the Understated Elegance at Rivage Bal Harbour with Our Video Tour
Video Blog Explore the Understated Elegance at Rivage Bal Harbour with Our Video Tour
Join us for a tour of the gorgeous new sales gallery of the upcoming Rivage Residences in Miami’s Bal Harbour. Sep Niakan, founding broker of Blackbook Properties, interviews Rita Collins, sales executive at Rivage Bal Harbour, where they talk about all the hand-picked finishes, customizations, and one-of-a-kind luxuries that set this boutique project apart. It will be the next icon in oceanfront living!     — Setting New Standards of Luxury Living on the Beach Rivage welcomes you to a glamorous world of customizable finishes and thoughtful curations that make it a true villa. With only 56 sprawling residences (or less, as first buyers can combine units), this 25-story tower will deliver true boutique living on one of Miami’s most pristine beachfronts. Renowned interior designer Lauren Rottet provides a range of finishes, from wood to marble, or light to dark cabinetry, among other options, transforming each water-facing unit into a place you can instantly call home. Perfect for...
New Emotional Support Animal (ESA) Law Florida: Complete Condo Guide
Opinions and Advice New Emotional Support Animal (ESA) Law Florida: Complete Condo Guide
Finding and moving to a new home can be a strenuous experience, even when you like the change you’re making. This is more so when you have an emotional condition or disability and part of your treatment involves having an Emotional Support Animal (ESA). In this case, finding a new home comes with a whole new set of challenges only you and your furry friend can know. And no one needs the added fear and stress of possibly being denied housing or being discriminated against for owning an ESA. Thankfully, a new Florida law on emotional support animals that went into effect July 1, 2020, explicitly states what you and your current/prospective landlord or HOA can and cannot do regarding Emotional Service Animals. The law applies to all condos, apartments, and rental homes. Last updated on March 27, 2024. Photo courtesy of Oleg Ivanov Here’s how the 2020 Florida ESA law empowers both sides:  — ESA Rules: What a Florida Landlord Can & Cannot Do A Florida landlord cannot deny...