Ashton Coleman - Miami Beach & South Florida Real Estate

09/23/2026

Here’s the problem with saying you want to “buy in Miami.”

Which Miami?

Brickell is vertical, international and increasingly branded.

Miami Beach is scarcity, oceanfront land and lifestyle.

Sunny Isles takes luxury upward.

Bal Harbour and Surfside are quieter, selective and built around privacy.

Bay Harbor and North Bay Village are developing their own waterfront identities.

Edgewater delivers a completely different combination of bayfront living, skyline views and new development.

Same city. Completely different real estate decisions.

The neighborhood matters. The building matters. And the reason you’re buying matters most.

Ashton Coleman | Miami Luxury Real Estate

09/21/2026

Monday market check-in for South Florida luxury real estate 🏙️

The numbers are in. Miami-Dade's luxury market keeps running hot while the broader housing market cools off.

📈 $1M+ sales: up 12.8% year-over-year in August 📈 Luxury sales overall: up 21.7% year-to-date 📈 Ultra-luxury ($10M+): 371 sales already this year, on pace to beat last year 📈 Miami luxury prices: up 18% YoY — about 3x the national luxury average

Meanwhile in Broward, condo sales are down 9.3% year-over-year, even as Miami-Dade condos edged up 0.9%. A lot of that gap traces back to older buildings working through Florida's HB 913 reserve-funding and milestone-inspection rules. Special assessments are still hitting owners hard in pre-Surfside-era buildings across the county.

Here's the twist of the week: the Fed actually raised rates, not cut them. 25 basis points, up to a 3.75%–4.00% target range. The 30-year mortgage rate followed, climbing to 6.95%.

Normally that slows a market down. But at the luxury level, it barely moves the needle. 60% of Miami-Dade's $1M+ buyers pay cash. At $10M+, it's 86%. Rate hikes just don't hit this segment the way they hit everyone else.

One more thing worth watching: a Brickell penthouse just listed for $31M — nearly double the building's previous record sale. If it closes anywhere near ask, it resets the price ceiling for the neighborhood, and other sellers nearby will take notice.

The split screen right now: Miami-Dade luxury buyers are mostly writing checks, not applying for loans, so this rate move barely touches them. Broward buyers, especially in older buildings, are dealing with rate pressure on top of rising insurance and reserve costs. Two very different markets, one county line apart.

So, how's your building or block trending — up, flat, or feeling the Broward softness? Drop a comment or send me a message. I'm happy to pull the numbers for your specific area. 👇

09/18/2026

Miami penthouses are becoming something else entirely.

Faena Residences Miami brings private gardens, expansive terraces, wellness, entertaining spaces and a level of indoor-outdoor living that feels more like a private resort than a traditional penthouse.

This is where Miami luxury is heading.

Faena Residences Miami — The Penthouse Collection

Ashton Coleman
Miami Luxury Real Estate

09/14/2026

🏙️ Monday Market Update | September 15, 2026

Good morning! Here's what's happening in South Florida's luxury condo market heading into this week:

📊 What the numbers say:

$2M+ condos trading at ~$1,445/sqft
South Beach prices up 37% year-over-year
Edgewater sales volume up 120% YoY — one of the hottest sub-markets right now
Miami Beach inventory just started dropping for the first time since 2023

🌎 Who's buying:
International buyers are driving 52% of new construction sales. Colombia and Argentina lead, and Canadians are back in the market after stepping back during the tariff uncertainty earlier this year. If you're selling, your buyer could be in Bogotá or Buenos Aires.

💸 The rate situation:
30-year fixed is at 6.76% — rates haven't been this high in a year. The Fed meets this week and could hike again. Luxury buyers mostly pay cash and won't blink, but if your condo is priced under $1.5M and needs financing, expect it to matter.

Bottom line: Ultra-luxury is tight and moving. Mid-tier still favors buyers. Know which game you're in.

Questions about the market or your property's value? Drop a comment or DM me directly.

📞 Ashton | Luxury Condo Broker | Miami-Dade & Broward
[email protected]

09/11/2026

A unique private home at the base level of The Estates at Acqualina, Sunny Isles Beach.

Explore SF 02 💎 https://www.miamipenthousesandestates.com/info/property/all/A12075633

The three-story home at the Estates at Acqualina in Sunny Isles Beach was custom built for Joshua and Jenni Coba

09/10/2026

Sotheby's International Realty - Mayi and Daniel de la Vega sold One Sotheby’s International Realty to Sotheby’s International Realty Inc., which is under the Compass International Holdings umbrella.

Sotheby’s International Realty, led by Philip White, acquired the Miami-based firm and its franchises that span the entire east coast of Florida and in Princeton and Lambertville, New Jersey, according to statements from the brokerage’s executives. One Sotheby’s has 31 offices from Miami to Jacksonville, and more than 1,300 agents.

Mayi and Daniel de la Vega sold One Sotheby’s to Sotheby’s International Realty Inc which is under the Compass International Holdings umbrella

09/09/2026

Where would you live if you could choose any version of Miami?

Oceanfront sunrise. Brickell lights. A penthouse above the city. A quiet house beneath the palms. A dock and a boat waiting out back.

That's the idea behind Finding Your Miami.

After more than two decades working in Miami real estate, I've learned there really isn't one “best” place to live here. South Beach, Brickell, Bal Harbour, Sunny Isles, Coconut Grove, Key Biscayne, Fort Lauderdale — each one offers a completely different life.

The real question isn't Where is the best place?

It's which Miami feels like you?

Enjoy the vid. 🌴🌊

— Ashton Coleman
Miami Real Estate Broker

09/07/2026

Miami Luxury Market Update — Week of September 7, 2026 🏖️

Fall is officially open for business in South Florida luxury real estate — and the numbers back it up.

This past week, a stunning 5-bedroom oceanfront home in Miami Beach closed at $22 million cash. No financing, no contingencies. $3,749 per square foot on 5,868 SF of living space. That's the kind of conviction this market is still producing.

Here's where things stand right now:

Miami-Dade luxury condo sales are up 12% year-over-year through Q2, with inventory contracting as we head into the fall season. Price per square foot in Brickell is running $1,200–$1,500+. Miami Beach is $1,100–$1,600+.

Over in Broward, $1M+ condo sales are up 26% year-over-year — luxury is clearly separating from the broader condo market on both sides of the county line.

Yes, mortgage rates just hit 6.89% and the Fed is making noise about hikes again. But nearly half of Miami-Dade luxury transactions close all-cash, and over half of new construction sales here go to international buyers — primarily from Latin America. Rate headlines don't move this segment the way they move the rest of the country.

The fall window — from now through Art Basel in December — is historically the strongest stretch of the year for Miami luxury. If you've been thinking about selling or buying, this is the season to move.

Questions about your property's value or the current market? Drop a comment or send me a message. Happy to talk through it.

09/03/2026

Miami sells the fantasy first. The spreadsheet tells you whether you can afford the sequel.

A beautiful lobby and oceanfront pool can be irresistible—but neither tells you whether the building is financially healthy.

Before buying a Miami condo, review the operating budget, reserves, milestone inspection, SIRS, insurance, pending assessments, litigation, and meeting minutes.

You’re not searching for a perfect building. You’re identifying the risks before they become your risks.

Comment GUIDE and I’ll send you my Miami Condo Due-Diligence Checklist.

Images are illustrative. Every condominium should be reviewed individually.

08/31/2026

Monday Market Update

Week of September 1, 2026 | Miami-Dade & Broward Luxury Condos

1. MIAMI-DADE & BROWARD: LOCAL PULSE

In some metros, inventory expansion is creating buyer leverage; in supply-constrained markets like Miami Beach, the opposite is true. Know which game you're playing before you price.

Ultra-luxury on track for a record year. Miami-Dade recorded 24 trophy sales ($30M+) in H1 2026, putting the market on pace to surpass the 33-sale record set in all of 2025. Ultra-luxury is outpacing NYC and the Bay Area in aggregate volume.

Existing condo sales accelerating. Miami-Dade existing condo sales rose +11.96% YOY in June, hitting 1,058 transactions. Active condo inventory dropped -11.47% YOY — its fifth consecutive monthly decrease — tightening the supply picture.

Two separate Miami condo markets:

Miami Beach — scarcity story. Land-constrained, supply-constrained, and increasingly insurance/assessment-constrained. Average sold price: $2.08M (157 sales). This is a seller's market.

Mainland (Brickell, Edgewater, Downtown) — growth story with buyer leverage. Wide gap between ask and closed price, longer marketing times, few sales above list. Median condo: $620K in Brickell; ultra-luxury ($3M+) averaging $1,800+/sq ft.

Generational split in pricing:

Pre-2000 condo median: $415K, down 8%
Post-2010 condo median: $715K, up 15% (all-time high)

The structural inspection and assessment pressure is doing the work here — older inventory is getting repriced.

2. MACRO FACTORS

Mortgage rates: stuck in a range. The 30-year fixed sits at 6.65% (as of Aug. 20), up sharply from 5.98% in late February. Impact on luxury: Cash buyers dominate South Florida luxury, so rate sensitivity is lower than in the broader market.

Foreign buyers: the structural floor. Foreign buyers account for 52% of new construction sales in South Florida; 86% of those are Latin American; Colombia leads at a 15% share. Foreign buyers committed $4.4B to South Florida real estate in 2025 (+42% YOY)

Miami is #1 in the US for international real estate investment

All-cash purchase patterns remain dominant — rate movements largely irrelevant for this cohort.

3. THE CONDO ASSESSMENT HEADWIND

This is the story that keeps compounding. Milestone inspection deadline: December 31, 2026. Buildings 3+ stories reaching 30 years old (25 years within 3 miles of the coast) must complete milestone structural inspections. Missing the deadline triggers $500/day fines and possible vacate orders.

Fannie Mae unavailable list: 696 in Miami-Dade, Broward, and Palm Beach combined. Conventional financing is inaccessible in these buildings — cash only or portfolio loans.

Special assessments: Running $10K–$100K+ per unit across the region for deferred structural reserves and repairs. This is repricing the pre-2000 inventory and driving buyers toward post-2010 construction.

Opportunity: Post-2010 buildings with clean reserve studies and no Fannie Mae flags are becoming premium assets.