Francisco Neri PA - Real Estate Advisor

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Francisco Neri PA - Real Estate Advisor Real Estate services for investing, buying and leasing. Market analysis & transaction management

09/17/2026

August 2026 Miami-Dade numbers are in — and they’re more interesting than the headlines.
Total home sales slipped just 1.1% year-over-year (1,769 vs 1,788). Single-family sales dropped 3.1%. Condos/townhomes actually ticked up 0.9%.
The bigger story? Inventory fell 12.1%.
• Single-family: 4.9 months → still a seller’s market
• Condos/townhomes: 12.1 months → buyers have leverage
Median prices:
🏡 Single-family $680,000 (+3.8%)
🏢 Condos $408,000 (-0.5%)
Distressed sales (short sales + REO)? Only 0.3% of closed deals. This is not a distressed market.
After 15 years in Miami real estate, my read: the market is cooling on volume, not collapsing. Single-family inventory is still tight. Condo buyers have more options and slightly more negotiating room. Prices are holding better than many expected.
Thinking about buying or selling in Miami-Dade this fall? These numbers only tell part of the story — your neighborhood, price point, and timing matter more.
Francisco Neri
772-913-5401
[email protected]
DM me “AUGUST” and I’ll send you a quick breakdown for your area. Let’s use the data, not the noise.

08/30/2026

𝙈𝙤𝙨𝙩 𝙥𝙚𝙤𝙥𝙡𝙚 𝙬𝙞𝙡𝙡 𝙤𝙣𝙡𝙮 𝙚𝙫𝙚𝙧 𝙫𝙞𝙨𝙞𝙩 𝙩𝙝𝙞𝙨 𝙫𝙞𝙚𝙬.

152 residences will ever own it.

St. Regis Residences, Miami.

Waterfront. Biscayne Bay.

Two- to six-bedroom homes and a limited Sky Villa collection.

From $7 million. Now under construction.
The double-height Sky Lounge.

Resort-style pool decks at the water’s edge.

Then the rituals that define the brand:

The Bloody Mary, first poured in New York.
Afternoon Tea.

A sunset toast as the Evening Ritual.

Midnight Supper by Michelin-starred chef Fabio Trabocchi.

Not a lifestyle you visit.

One you practice.

Comment STREGIS or DM BAYVIEW for availability, floor plans, and a private viewing.

772.913.5401
[email protected]

Tag the one who already lives this way.

Save it for when you’re ready.

The collection is finite.

The bay is not.

08/23/2026

From local experience 𝙏𝙝𝙞𝙨 𝙞𝙨 𝙣𝙤𝙩 𝙟𝙪𝙨𝙩 𝙖 𝙧𝙚𝙨𝙞𝙙𝙚𝙣𝙘𝙚. 𝙄𝙩’𝙨 𝙖 𝙎𝙩. 𝙍𝙚𝙜𝙞𝙨 𝙧𝙞𝙩𝙪𝙖𝙡, 𝙤𝙫𝙚𝙧𝙡𝙤𝙤𝙠𝙞𝙣𝙜 𝘽𝙞𝙨𝙘𝙖𝙮𝙣𝙚 𝘽𝙖𝙮.

152 ultra-exclusive waterfront homes.
Two- to six-bedroom residences and a limited Sky Villa collection.

Prices starting at $7 million. Now under construction.

From the double-height Sky Lounge framed by panoramic water views… to the resort-style pool decks with bayfront and sunset vistas… to signature St. Regis moments the Bloody Mary invented at the New York flagship, intimate Afternoon Tea, a sunset toast as the Evening Ritual, and Midnight Supper by Michelin-starred chef Fabio Trabocchi.

This is everyday living, elevated.

A world of rituals designed for those who understand true refinement.

Whether you’re local, national, or flying in from abroad this is the Miami lifestyle that only a handful will ever own.

Drop a “STREGIS” in the comments or DM me “BAYVIEW” for the latest availability, floor plans, and private viewing options.

Text or call 772.913.5401 | [email protected]

Tag the person who needs this level of living.

Save this for your next move.

The collection is limited.

The views are forever.

08/22/2026

Moving’s hard.

We make it easier. 🤝

Wherever life is taking you next the energy of Miami, the quiet luxury of Key Biscayne, or the charming streets of Coconut Grove you don’t have to do it alone.

We’re here to make the entire process feel lighter, clearer, and actually exciting.

Ready for the right agent who actually gets it?

📲 DM 7729135401 and let’s start the conversation.

Your next chapter is waiting. We’ll help you get there.

08/17/2026

Miami’s July 2026 numbers just dropped and the market is still moving.

Total home sales are up 8.6%.
Single-family homes rose 5.6%.
Condos & townhomes jumped 11.4%.
Single-family dollar volume is up a strong 16.5%.
Median single-family price hit $685,000 (+3.8%).
Condo median sits at $400,000.
Inventory is tightening: total active listings down 15.1%.
Single-family is a clear seller’s market at 4.8 months of inventory.
Condos remain a buyer’s market at 12 months.
Distressed sales? Almost nonexistent — just 0.2%.
Whether you’re looking to sell a waterfront home in Key Biscayne, buy in Coconut Grove, or position yourself for the next move in

Miami-Dade now is the time to talk strategy.

DM me at 7729135401 and let’s review the numbers that matter for your property.

MiamiHomes LuxuryRealEstateMiami SoFloRealEstate MiamiMarket SellerMarket CoconutGrove Brickell MiamiBeach FloridaLuxuryHomes MiamiDadeRealEstate

📍 Key Biscayne & Coconut Grove Market Update | 2Q 2026The latest Corcoran Report is in, and these two neighborhoods cont...
08/06/2026

📍 Key Biscayne & Coconut Grove Market Update | 2Q 2026

The latest Corcoran Report is in, and these two neighborhoods continue to show resilience and selective strength in the Miami coastal market.

Key Biscayne
• Condo/townhouse median price climbed to $1.5M (+28% YoY)
• Average price hit $2.2M (+40% YoY)
• Sales volume surged 60% year-over-year to $116.8M
• Days on market dropped sharply to 96 days
Single-family inventory remains tight, though pricing has moderated from the prior quarter’s peaks.

Coconut Grove
• Condo/townhouse closed sales up 24% YoY
• Median price rose to $1.7M (+15% YoY)
• Sales volume reached $200.3M (+44% YoY)
• Single-family sales increased 15% with inventory down 15%
Both markets continue to attract qualified buyers who value lifestyle, water proximity, and limited new supply.

Whether you’re considering a move, evaluating an investment, or simply want a clearer picture of where pricing and demand stand right now, I’m happy to walk through the full data with you.

Francisco Neri
Luxury Real Estate Advisor
Key Biscayne | Coconut Grove | Miami Coastal
772.913.5401

MiamiMarketUpdate WaterfrontLiving SouthFloridaRealEstate

07/21/2026

FULLY ENTITLED = BUILD IMMEDIATELY

No 12–18 month permit wait. This one is fully entitled and ready to go.

Prime corner lot in Southwest Coconut Grove’s St. Albans Park with city-approved plans for two modern side-by-side townhomes.

Project at a glance:

• 2 units | 3BD/4BA each | 2,396 SF A/C per unit
• High-end finishes, balconies & private entrances
• No HOA
• T3-O zoning highest and best use

The numbers investors love:

Asking: $1.25M
Construction (est.): ≈ $1.58M
Total Basis: ≈ $2.83M
Projected Resale: $3.30M (2 × $1.65M)
Est. Gross Profit: ≈ $469K (~14.2% margin)

Limited new supply + strong demand from dual-income professionals priced out of single-family = fast absorption and clean exit.

Perfect low-risk, high-reward infill play for serious investors and developers who want to break ground in 2026.

📩 DM “GROVE” right now for the full investment package, architectural plans, 3D renderings, and comps.

Brokers co-broke friendly and protected.

Who else is seeing the upside here? Drop a 🔥 or comment “INFO” below if you’re actively looking at development deals.





investmentproperty

07/17/2026

Miami-Dade County Real Estate Market Update – June 2026 📈

Strong momentum continues in South Florida! Here’s the latest from the Miami Market Focus report:

Key Highlights:

• Total Home Sales ↑ 14.3% (2,107 closed vs. 1,843 last year)
• Single-Family Home Sales ↑ 16.8% (1,049 vs. 898)
• Condos/Townhomes Transactions ↑ 11.9% (1,058 vs. 945)
• Single-Family Dollar Volume ↑ 39.79%
• Condo/Townhome Dollar Volume ↑ 31.48%
• Active Listings ↓ 14.9% — inventory tightening
• Single-Family Inventory: 4.9 months → Seller’s Market
• Condo Inventory: 12.3 months → Buyer’s Market
• Single-Family Median Price: $695,000 ↑ 3.73%
• Condo Median Price: $431,000 ↓ 3.15%
• Distressed sales (Short Sales & REO) remain minimal at just 0.5% of closed transactions
The Miami market is active and balanced with opportunities across luxury waterfront, single-family homes, condos, multifamily, and commercial investments.

Whether you’re buying, selling, or investing in Miami, Key Biscayne, Coconut Grove, Brickell, or beyond, I’m your trusted local expert with deep market knowledge and a track record of delivering results.

Francisco Neri
Luxury Real Estate Advisor | The Corcoran Group / Compass
☎️ 772-913-5401
[email protected]

Let’s discuss how this market can work for your goals, residential or commercial.

07/14/2026

Wherever you go, there we are.

Local expertise with global reach. I help discerning clients find and secure the finest luxury, waterfront, historic, and investment properties across Miami-Dade, Key Biscayne, Coconut Grove, Brickell & more.

Let’s make your real estate goals a reality.
Francisco Neri PA • 772-913-5401 • DM me

WaterfrontLiving

06/25/2026

𝙄𝙨 𝙩𝙝𝙚𝙧𝙚 𝙖 𝙢𝙤𝙫𝙚 𝙞𝙣 𝙮𝙤𝙪𝙧 𝙛𝙪𝙩𝙪𝙧𝙚?

This view hits different when you’re standing at a crossroads, right? Big skies, new horizons… it’s giving serious “fresh start loading” energy.

Whether you’re selling your current spot, buying your dream home, or doing both finding the right real estate agent makes all the difference.

I’m Francisco with Corcoran, and I help buyers and sellers win in Miami and Key Biscayne every day. Waterfront estates, luxury condos, historic gems, Coconut Grove infills. I’ve got the local expertise, the network, and the hustle to get you exactly where you want to be.

Here’s the truth though… the best properties right now aren’t waiting around. Waterfront homes and prime spots are moving .

If this pic sparked something, slide into my DMs or drop a 🏠 in the comments. Let’s talk about your next chapter no pressure, just real talk and real results.

What’s one thing on your real estate wish list right now? Buying? Selling? Dream location? Tell me below 👇

Address

2650 SW 27th Avenue
Miami, FL
33133

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm
Saturday 9am - 5pm

Telephone

+17729135401

Website

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