Properties &c.

Properties &c. Residential and Commercial Real Estate here in South Beach, Florida South Beach - everyone has heard of it, it is Paradise!

Well, our office is right in the heart of it. We handle condos and single family homes, multi-family, commercial and residential leasing, property management. We deal in investment properties, second / vacation homes, primary residences. From Foreclosures to Luxury oceanfront mansions, our micro-market is unique to the World! Miami Beach, Fisher Island, Bal Harbour, Surfside, Bay Harbor Islands, Sunny Isles Beach, Aventura and Miami proper...Brickell, Downtown, Midtown, Uptown...

🌴 Something interesting is happening in the Miami Beach market right now...After 22 years watching these neighborhoods, ...
08/19/2026

🌴 Something interesting is happening in the Miami Beach market right now...

After 22 years watching these neighborhoods, I've learned that the small shifts often tell the biggest stories. This month's data for Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands and Fisher Island shows some interesting trends:

📉 Active inventory just hit its lowest point since January 2024 for condos (8 months straight of drops!)
🏡 Single-family home inventory? Lowest since March 2022 (5 months in a row of drops!)

But here's what caught my attention; your chance of actually selling is still significantly higher than your listing expiring unsold. For condos, it's been that way since May. For homes? Over 3 years running.

Yet the numbers are telling a more subtle story than last month. Lower supply, yes... but also softer demand. What does that mean for pricing? Well, that's exactly why I break down the data every month 📊

If you're considering a move, an investment, a vacation home, or simply want to understand where your property stands in today's market, I just posted the full August 2026 Market Report video. It's 5 minutes that could save you from making a decision based on outdated assumptions.

Watch the full breakdown and let's discuss what these specific trends mean for your situation 👇

https://www.youtube.com/watch?v=I9sKJ4HwiHQ

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05/27/2026

What Real Customers say about Real Transactions to give Real Prospective Customers a sense on the Value Add of working with a top Broker - RateMyAgent review in Miami Beach.
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Miami is officially on fire — and the numbers prove it 🔥For the eighth consecutive month, Miami-Dade home sales are UP y...
05/27/2026

Miami is officially on fire — and the numbers prove it 🔥

For the eighth consecutive month, Miami-Dade home sales are UP year-over-year. That's not a fluke — that's momentum.

Here's what really caught my eye in the latest April 2026 data:

🏆 South Florida averages ONE $10M+ home sale EVERY SINGLE DAY
💰 Miami-Dade homeowners who bought 15 years ago now have a median equity of $560,790 — nearly DOUBLE the national figure of $300,504
📈 Condo prices have soared 295.4% since 2011 (from $113,800 to $450,000)
🌴 82% of Miami $1M+ condo sales were all-cash in 2025 — we lead the nation
💵 Properties $5M+ jumped 25% year-over-year

What makes Miami different? We're shielded from mortgage rate swings because of our cash buyers and global demand. People aren't just buying homes here — they're securing long-term wealth in one of the world's most dynamic cities.

After 22 years watching this market, I can tell you: Miami Beach isn't just having a moment. This is sustained growth driven by fundamentals that other markets simply don't have.

Want to see how your neighborhood specifically is performing? We track hyperlocal data for South Beach, Mid Beach, North Beach, Surfside, Bal Harbour, Brickell and beyond. Let's review your market together — whether you're buying, selling, or building your investment portfolio.

☀️ Something really interesting is happening in our Miami Beach market right now...We just wrapped the May 2026 Market R...
05/15/2026

☀️ Something really interesting is happening in our Miami Beach market right now...

We just wrapped the May 2026 Market Report, and I'm seeing a pattern I haven't seen since August 2024. Both condos AND single-family homes are moving in the same direction at the same time.

Here's what caught my attention:

Condo inventory just hit its lowest level since October 2024, while closed sales jumped to their highest point since last August. We're talking 577 condos sold this month – that's nearly 38% more than February! 📈

But here's the really telling part... for the first time in a while, there's now a GREATER chance a condo will sell rather than expire unsold. That's a massive 7.13% swing in market momentum.

Single-family homes? Same story. Only 240 homes available (lowest since September 2024), but 83 closed sales. There's now a 20.42% higher chance a home sells versus expiring unsold.

What does this mean? Classic supply and demand dynamics are shifting right before our eyes. 👀

If you're thinking about selling, this shift gives you more pricing power than you've had in months. If you're looking to buy, you're going to want to understand these trend lines before you start your search.

I spend about 5 minutes each month analyzing these numbers because they tell us where the market is heading, not just where it's been. After 22+ years watching these Miami Beach submarkets, I can tell you – these signals matter.

Want to talk through what these specific numbers mean for your property or your search? Let's connect over coffee at our Washington Ave office and I'll walk you through the data for your exact neighborhood. ☕

Sean Greco, Broker Owner
Properties &c.
930 Washington Ave, Suite 203
Miami Beach, FL 33139

🌴 April's Miami Beach market data reveals subtle trends — and smart investors are paying attention.After analyzing the m...
04/16/2026

🌴 April's Miami Beach market data reveals subtle trends — and smart investors are paying attention.

After analyzing the most recent 90 days of MLS data across Miami Beach, Surfside, Bal Harbour, Bay Harbor Islands, and Fisher Island, here's what you need to know:

☀️ CONDOMINIUMS:
Active inventory dropped to 2,349 units — the lowest since November 2024. Meanwhile, closed sales jumped to 502 (nearly 20% up since February). Translation? Demand is heating up while supply tightens. Your chance of selling hit 21.37%, the highest since August 2025.

But here's the nuance: expired listings also rose to 573, meaning sellers still have a 24.39% chance of expiring unsold. The difference? Only 3.02%. This market rewards precision pricing and strategic positioning.

🏝️ SINGLE FAMILY HOMES:
The story gets more compelling. Active inventory fell to just 250 homes while closed sales held steady at 66. Sellers now have an 8.8% greater chance of selling versus expiring — a trend that's held strong for over 3 straight years.

Supply and demand continue driving single-family pricing upward in our barrier island markets.

✨ THE TAKEAWAY:
You make your money on the buy, you realize your profits on the sell. Understanding these micro-market trends isn't just data — it's your competitive advantage.

With 22+ years in Miami's hyper-local markets, we track these trend lines monthly so you can make informed decisions when timing matters most.

DM us for your personalized market analysis across Miami Beach's premium submarkets. You are the center of our process — never rushed, always strategic.

Sean Greco, CLHMS, CIPS, GRI, ABR
Properties &c.

📊 The numbers tell a powerful story about where people are choosing to call home...We're seeing something remarkable unf...
04/15/2026

📊 The numbers tell a powerful story about where people are choosing to call home...

We're seeing something remarkable unfold in real time: South Florida continues to experience strong out-of-state migration in Q1 2026 compared to one year ago — and we're tracking it through driver license exchanges from new residents. 🚗✨

According to Miami Association of REALTORS® analysis of Florida Highway Safety and Motor Vehicles data, people aren't just visiting our paradise — they're putting down roots and making it official.

After 22+ years in the Miami market, I've learned that migration patterns like these are mission critical for understanding where our neighborhoods are headed. Driver license data gives us real-time insight into population shifts before they fully show up in other economic indicators. 📈

This isn't just statistics — it's about families choosing Miami Beach, professionals relocating to Brickell, entrepreneurs building in Coral Gables, and investors recognizing what locals have always known: South Florida offers an unmatched lifestyle paired with compelling opportunity.

For our clients and partners, these trends matter deeply. Whether you're considering a move to Miami, evaluating your current property's position in this evolving market, or building your investment portfolio, understanding migration patterns helps inform smarter real estate decisions.

We strongly feel that all Real Estate is Local, and tracking these macro trends alongside the nuances of individual neighborhoods gives you the complete picture. 🏝️

Are you seeing this migration trend firsthand in your neighborhood? I'd love to hear what you're experiencing in your corner of Miami! 💬

🏗️ Major development news in Miami that's worth paying attention to...The Mercedes-Benz Places project — that ambitious ...
04/10/2026

🏗️ Major development news in Miami that's worth paying attention to...

The Mercedes-Benz Places project — that ambitious 800-unit, two-tower development at Southwest 12th Street — is now facing foreclosure as lender Cottonwood Group filed suit after the developer's loan matured in January 2025.

Here's what's happening: JDS Development Group, originally secured $85 million in financing back in 2015. That loan was extended multiple times, but now the debt has ballooned to nearly $100 million (including $80.4 million in principal and nearly $20 million in interest). The unpaid balance is accruing $53,621 in interest daily since March 30. 📊

The good news? JDS says they're actively working on a comprehensive $750 million financing package to replace the bridge loan.

Construction started in 2024, with Ryan Serhant's firm leading sales. Units launched starting at $500,000, and the project was designed to include over 130,000 square feet of amenities, restaurants, pools, and even a 174-key hotel. 🌴

Why does this matter to you as a Miami investor or buyer?

In our 22+ years in this market, we've seen how financing challenges at the development level can create ripple effects — from pricing adjustments to timeline shifts to opportunities for savvy buyers. Understanding what's happening at the macro level helps you make smarter decisions at the micro level.

Whether you're watching this project as a potential buyer, you're invested in nearby properties, or you're simply keeping your finger on the pulse of Miami's development landscape, these are the details that matter. 💡

This is exactly the kind of hyper-local market intelligence we track daily for our clients — because you make your money on the buy, and knowledge is everything.

Questions about how major developments like this impact your neighborhood or investment strategy? Let's talk. I'm here to help you navigate Miami's ever-evolving real estate landscape with the insight that comes from two decades in this market.

📍 Sean Greco | Properties &c. | www.PropertiesandPads.com

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Miami Beach, FL
33139

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