https://www.frankmoyahomes.com/

Frank Moya Homes, 550 Biltmore Way, Miami, FL (2026)

09/25/2026

A Miami condo can look negotiable and still be the wrong financial fit.

Miami-Dade entered August with 12.1 months of condo supply, a $408,000 median price and a 66-day median path to contract. At the same time, 50.5% of condo purchases were cash.

That cash share does not mean a financed buyer cannot compete. It means the building should be investigated early—not after you fall in love with the unit.

Before making an offer, review the association budget and reserves, current or planned assessments, master insurance, lender financeability and the complete monthly carrying cost. Structural and reserve-study documents should also be reviewed when applicable.

Negotiate the unit. Investigate the building. Message CHECK with the building name and your intended purchase method, and I’ll send a no-obligation condo due-diligence question list.

Countywide data varies by neighborhood and building. This is not loan approval, an appraisal or a guarantee of price or financing.

Source: https://www.miamirealtors.com/2026/09/16/miami-dade-on-pace-to-shatter-10m-up-home-sales-annual-record/

09/24/2026

Selling a Miami-Dade condo now requires more than choosing a list price.

The official August figures show 12.1 months of condominium supply, a $408,000 median sale price, 66 days to contract, and sellers receiving a median 94% of their original asking price.

That amount of supply gives buyers choices. Two similar units can produce very different buyer reactions when one building has clearer reserves, manageable assessments, adequate insurance and broader financing eligibility.

The practical seller strategy is to prepare the building story before launch:

• Compare the unit with active competition in the same building and nearby buildings.
• Verify association reserves, assessments, insurance and known financeability issues.
• Position the complete monthly cost—not only the asking price.
• Decide where a concession could remove friction without automatically reducing price.

Message SELL with the building or neighborhood for a no-obligation condo positioning review.

Countywide August data; individual buildings and properties vary. This is not an appraisal, and no price, financing outcome, timing or sales result is guaranteed.

Source: https://www.miamirealtors.com/2026/09/16/miami-dade-on-pace-to-shatter-10m-up-home-sales-annual-record/

09/23/2026

Selling in Miami-Dade? The correct launch strategy depends heavily on the property type.

The official August figures show:

🏠 Single-family homes: 4.9 months of supply, a $680,000 median price, 40 days to contract and 95% of original asking price.

🏢 Condominiums: 12.1 months of supply, a $408,000 median price, 66 days to contract and 94% of original asking price.

House sellers still benefit from tighter countywide supply, but 95% of original asking price is a reminder that scarcity does not excuse overpricing.

Condo sellers face more competition. Positioning should address the unit, active building competition, HOA costs, reserves, assessments, insurance and financeability before buyers raise those objections.

Message POSITION with the neighborhood or building and property type for a no-obligation seller positioning review.

Countywide statistics; individual properties, buildings and neighborhoods vary. No price, timing or sales result is guaranteed.

Source: https://www.miamirealtors.com/2026/09/16/miami-dade-on-pace-to-shatter-10m-up-home-sales-annual-record/

09/23/2026

Same county. Different buyer leverage. Miami-Dade has 4.9 months of single-family supply versus 12.1 months for condos. DM COMPARE before choosing your negotiation strategy.

09/22/2026

Buying in Miami-Dade? Your negotiating leverage depends heavily on the property type.

The official August figures show two very different markets:

🏠 Single-family homes: 4.9 months of supply, a $680,000 median price and 40 days to contract.

🏢 Condominiums: 12.1 months of supply, a $408,000 median price and 66 days to contract.

That means condo buyers generally have more choices and more room to compare condition, HOA costs, assessments, insurance, financeability and concessions. House buyers face tighter countywide supply and may need to move faster when a well-priced property fits.

Message COMPARE with the area and property type if you want a practical buyer comparison—not a generic countywide answer.

Countywide statistics; individual neighborhoods and buildings vary. No price, concession or result is guaranteed.

Source: https://www.miamirealtors.com/2026/09/16/miami-dade-on-pace-to-shatter-10m-up-home-sales-annual-record/

09/22/2026

Miami-Dade is not one market right now.

August 2026:
🏠 Single-family: 4.9 months of supply, $680K median, +3.8% year over year.
🏢 Condos: 12.1 months of supply, $408K median, -0.5% year over year.

That gap changes pricing, negotiating leverage, concessions and financing strategy. The right plan starts with your property type and neighborhood—not a countywide headline.

DM MARKET with your area and property type if you want a local comparison.

Countywide data; individual properties vary. No result is guaranteed.

Source: MIAMI REALTORS® + RWorld, August 2026.

09/20/2026

Edgewater renters and investors have a new supply signal to watch.

Preleasing has launched for Neo Edgewater at 2600 Biscayne Boulevard: 399 apartments ranging from studios to three-bedroom layouts, with first move-ins reportedly scheduled for October 2026.

For renters, more choices can create negotiating opportunities—but compare the effective monthly cost, not the advertised rent alone. Include concessions, parking, deposits, amenity charges, lease length and renewal terms.

For landlords and investors, new amenity-heavy supply raises the standard for presentation, pricing and retention.

Message EDGEWATER if you want help comparing available rentals or positioning an investment property.

Source: Florida YIMBY, September 2026.

09/20/2026

Edgewater renters and investors have a new supply signal to watch.

Preleasing has launched for Neo Edgewater at 2600 Biscayne Boulevard: 399 apartments ranging from studios to three-bedroom layouts, with first move-ins reportedly scheduled for October 2026.

For renters, more choices can create negotiating opportunities—but compare the effective monthly cost, not the advertised rent alone. Include concessions, parking, deposits, amenity charges, lease length and renewal terms.

For landlords and investors, new amenity-heavy supply raises the standard for presentation, pricing and retention.

Message EDGEWATER if you want help comparing available rentals or positioning an investment property.

Source: https://floridayimby.com/2026/09/preleasing-launches-for-neo-edgewater-at-2600-biscayne-boulevard-in-miami.html

09/20/2026

Miami-Dade buyers and homeowners have a property-tax item to watch.

The November 3 ballot includes a proposed four-year renewal of the school-district levy. Axios reports that, if approved, it would continue collecting approximately $100 annually for every $100,000 of assessed taxable value.

The practical real-estate lesson: a property's current tax bill is not enough to estimate a buyer's future monthly cost. Compare the expected taxes with insurance, HOA or CDD fees, financing and maintenance before deciding what is affordable.

This is a ballot proposal—not a final new tax. Message TAX if you want help building a complete monthly-cost estimate for a Miami-Dade home.

Source: https://www.axios.com/local/miami/2026/09/18/miami-public-school-leaders-elected-officials-push-for-school-tax-renewal

09/18/2026

Mortgage rates just made a meaningful move.

Freddie Mac’s September 17 survey put the national average 30-year fixed mortgage at 6.95%, up from 6.76% one week earlier. On a $400,000, 30-year loan, that difference is about $51 per month in principal and interest—or more than $18,000 over the full term if the loan were held unchanged.

This is not a reason to panic, and 6.95% is not a quote for every borrower. It is a reason to refresh the numbers before making a Miami-Dade offer.

Compare same-day loan estimates and review:
• rate and APR
• points and lender fees
• monthly principal and interest
• taxes, insurance and HOA
• cash to close
• buydown terms and seller credits

Sellers should pay attention too: when payment pressure rises, realistic pricing, condition and well-structured concessions become more important.

If you are buying or selling in Miami-Dade, message me for a property-specific payment and strategy review.

Freddie Mac national survey; individual quotes vary. Example excludes taxes, insurance and HOA.

Frank Moya Homes

09/25/2026

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