Please find the current and quarter annual market report for the period ending April 24, 2026. This summary outlines recent activity and provides a quarterly analysis of local real estate trends.
Weekly Market Activity (April 17 – April 24, 2026):
- New Listings: 4
- Closed Sales: 1 (within the last 90 days)
- Pending Sales: 4
- Active with Contract: 1
- Price Reductions: 1
- Expired/Cancelled/Off-Market: 1 cancelled; 0 expired or temporary off-market.
There are currently 34 active listings in the MS/VG market, consistent with last week’s inventory. Notably, over 44% of these properties are priced above $1,000,000, including three listings over $2 million and one nearing $4 million. Most of these higher priced properties have seen much higher days on market.
Current Inventory Breakdown:
- $500,000 – $600,000: 1 property
- $600,000 – $700,000: 4 properties
- $700,000 – $800,000: 6 properties
- $800,000 – $900,000: 4 properties
- $900,000 – $1,000,000: 4 properties
- $1,000,000 – $2,000,000: 12 properties
- Over $2,000,000: 2 properties
- Over $3,000,000: 1 property
Market Indicators:
The average time on market is currently 76 days. Mortgage interest rates have risen slightly to a range of 6%–6.2%. External factors, such as fluctuating gas prices and geopolitical uncertainty, may impact future demand.
Quarter Annual Analysis:
The average closed sale price continues to fluctuate—recently moving from $800,000 to $960,000 before returning to the $800,000 mark. This volatility reflects the diversity of our market, ranging from original 1950s homes to luxury golf course estates.
You may also notice an inverse relationship between average sale prices and price per square foot (PPSQFT) charts, as smaller homes typically command a higher PPSQFT.
Overall, PPSQFT is up for the year, currently over $500.
Data from the beginning of 2025 indicates that while the market remains active, the vertical through line for closed sales has trended downward compared to last year. Ther through line for PPSQFT is slightly up but trending towards a steeper incline since the beginning of 2026.
Market Takeaway:
While prices remain strong, they have stabilized. We anticipate continued moderate growth. Although short supply will keep demand relatively high, buyers are gaining increased leverage in negotiations.
Buyers: Your entry point for a maintained 3/2 will be around $775,000 or higher. Expect prices over $875,000 for updated properties with larger square footage and other amenities (pool, garage, etc.)
Sellers: Miami Springs has become one of the top destinations for growing families and young couples. That said, the worst thing you can do in this market is over pricing. Buyers have more leverage, more options, and more economic strain. Make sure to review the data and get with an experienced agent to put in place the right strategy.
Best regards,
Charlie Leonard and Sean Pascale
The Leonard Real Estate Group
