Thomasdruckrealtor

10/08/2026

Downtown Miami condo market update for September 📊

At September's sales pace, it would take about 35 months to sell every condo currently listed in Downtown — 35.1 months of supply, up from 26.1 in August and the highest of the past 13 months. The dashboard reads Strong Buyer's Market.

If you're buying: you have leverage. Listings are sitting 179 days on average, so there's time to inspect, review the HOA documents and negotiate on price, repairs or assessment credits.

If you're selling: with 877 units competing for 25 buyers a month, condition and day-one pricing decide who gets the showing. Sellers who priced to the market still closed at 96.2% of list.

- 877 active listings (751 a year ago)
- 25 closings in September
- 179 average days on market
- 96.2% list-to-sold
- County backdrop: Miami-Dade condos at 14.2 months of supply

Full history for every tracked area:
https://stats.thomasdruckrealtor.com/downtown-miami

Own in Downtown, or watching a specific building? DM me here or call/text 305-395-1288.

09/15/2026

🏡 Just closed in South Miami — 6473 Sunset Dr.

A Key West-style home in a gated community: renovated kitchen, private pool under mature tropical trees, ground-floor guest suite, 2-car garage. It went live in late August, drew multiple offers within the first week, and closed today — three weeks from listing to keys.

The part I'm proud of: the sellers handled the entire sale from outside the country. Listing paperwork, offers, title, the closing signing — all remote.

• 3 bedrooms / 3 bathrooms
• 2,557 sq ft on a private, tree-canopied lot
• Private pool, 2-car garage
• Gated, low-traffic streets minutes from downtown South Miami

Sold at $1,388,000.

If you own a home in Miami you no longer live in — or know someone who does — DM me here, or call/text 305-395-1288.

09/11/2026

📊 Coral Gables condo owners and shoppers: August tipped the market in the buyer's direction.

Months of supply went from 7.3 in July to 9.8 in August. In plain words: at last month's sales pace it would take almost ten months to sell every condo currently listed in the Gables. The dashboard I publish uses 9 months as the buyer's-market line, and August crossed it.

What this means if you're buying: 147 condos on the market, sellers averaging 94.4% of asking, and closings taking 82 days. You have time to inspect, room to negotiate, and no reason to waive contingencies to win a unit.

What this means if you're selling: the units that closed in August did so in 82 days on average, quicker than July. Pricing to the market on day one is what separated them from the 147 still sitting. Chasing the market down from an optimistic list price costs more than starting right.

• 9.8 months of supply (July: 7.3)
• 147 active listings
• 15 closings
• 94.4% list-to-sold
• 82 days on market (July: 101)

Miami-Dade condos overall: 13.8 months of supply, so the Gables is still tighter than the county.

Full history for every area I track:
https://stats.thomasdruckrealtor.com/coral-gables-condos

Know someone weighing a Gables condo sale this fall? Share this with them. Questions about your own building — DM me here or call/text 305-395-1288.

09/09/2026

Under contract in 7 days. That's not luck.

The seller handed over 6473 Sunset Dr in real condition — renovated kitchen, , a primary suite with a soaking tub and a treetop balcony, a private dipping pool behind mature foliage. Nothing for a buyer to talk themselves out of.

We priced it to the South Miami market, not to a wish. Listed August 25 at $1,398,000. Under contract within the week.

Condition + the right number = speed. Every time.

3 BD · 3 BA · 2,557 SF · 2-car garage · pool
Orr's Pond — gated, tree-canopied, minutes from downtown South Miami

Thinking about selling a home or condo? DM "SUNSET" and I'll tell you what it would take to get yours there.

09/01/2026

Just listed in South Miami — a gated pool home on a tree-canopied lot, four minutes from the shops on Sunset.

The privacy is the story here. You come through a gate onto low-traffic streets, and the lot is screened by mature tropical foliage, so the tiled pool out back stays completely private. Inside, the kitchen has been fully renovated with gray shaker cabinetry, quartz counters, and stainless appliances, and saltillo tile runs through the main level.
3 bedrooms, 3 full baths, 2,557 sq ft on two levels
Key West-style detached home, CBS construction
Renovated kitchen, formal dining, family room + separate entertainment room
Ground-floor guest bedroom with its own full ensuite
Primary suite upstairs: walk-in closet, freestanding soaking tub, marble split bath, private balcony

Private tiled pool, 2-car garage, gated community
Ludlam Elementary / South Miami Middle / South Miami High

If you're looking in South Miami, or you know someone who is, share this with them.
DM me here, or call/text 305-395-1288.

08/31/2026

Turn key short term rental opportunity.

Unit B308 at The Strand is a compact studio directly across from the beach, cleared for short-term rentals with licenses already active and a property manager already running it. For an investor, that's the hard part done: the income mechanism exists and is documented, not theoretical.

- Studio · 1 BA · 293 SF, in a 1936 Art Deco building
- Legal short-term / Airbnb use, licenses active
- Existing property manager will stay on if desired
- Rooftop pool with beach views
- HOA covers water, electricity, cable, internet and a 24/7 front desk

Priced at $250,000, all cash or conventional. Vacant and easy to show.

If you or a client is looking at Miami Beach for cash-flow rather than square footage, I'm happy to walk you through the rental numbers.

Tom Druck · 305-395-1288 · [email protected]

08/25/2026

🌴 Just listed in South Miami — a gated pool home on a tree-canopied lot, four minutes from the shops on Sunset.
The privacy is the story here. You come through a gate onto low-traffic streets, and the lot is screened by mature tropical foliage, so the tiled pool out back stays completely private. Inside, the kitchen has been fully renovated with gray shaker cabinetry, quartz counters, and stainless appliances, and saltillo tile runs through the main level.
3 bedrooms, 3 full baths, 2,557 sq ft on two levels
Key West-style detached home, CBS construction
Renovated kitchen, formal dining, family room + separate entertainment room
Ground-floor guest bedroom with its own full ensuite
Primary suite upstairs: walk-in closet, freestanding soaking tub, marble split bath, private balcony
Private tiled pool, 2-car garage, gated community
Ludlam Elementary / South Miami Middle / South Miami High
Easy to show
https://pics.360apex.com/6473-Sunset-Dr

If you're looking in South Miami, or you know someone who is, share this with them.
DM me here, or call/text 305-395-1288.

Listed at $1,398,000, 3 beds, 3 baths, 2,557 square feet, 5880,

08/24/2026

A buyer asked me yesterday what the difference is between a condo and a co-op.
Fair question — from the lobby they look the same.

They're not the same purchase at all.

Condo — you own the unit. You get a deed, and a conventional mortgage.
Co-op — you own shares in the corporation that owns the building, plus a lease for your unit.

That difference drives everything else: how you finance it, whether a board gets a vote on you, what your monthly payment actually covers, and how quickly it sells when you're done.
There's also a piece almost everyone gets wrong — a lot of people assume co-ops sit outside Florida's post-Surfside inspection and reserve rules. They don't.

Full breakdown here, plus a one-page PDF you can keep:
https://thomasdruckrealtor.com/condos-vs-coops-florida/

Share it with anyone shopping right now, or send them my way.
DM me here, or call/text 305-395-1288.

Condos and co-ops look alike from the lobby but are legally different purchases. What Miami buyers should know about financing, board approval, and Florida's post-Surfside rules.

08/19/2026

Leased at Nine at Mary Brickell Village. 🔑

Orientation does more work than square footage in a Brickell tower. This 22nd-floor corner faces east — morning light, open sky over the pool deck, no 4pm glare through the glass. That's the reason it moved.

• 2 bedrooms / 2 baths
• 1,097 SF, corner unit, 22nd floor
• 1 garage space
• 999 SW 1st Ave — steps from Whole Foods, Mary Brickell Village and the Metrorail

The August availability is filled.

If you own a condo in Brickell — or know someone sitting on a vacant unit — I'm happy to walk you through what your specific line rents for and how to position it. DM me here, or call/text 305-395-1288.

08/03/2026

🔑 Sold on the bay! Just closed this one at Grandview Palace in North Bay Village — congratulations to my sellers.

A 12th-floor 2/2 with direct water views is a rare thing, and this one delivered: Biscayne Bay and the Miami Beach skyline from every room, floor-to-ceiling glass, and an oversized east-facing balcony right over the marina.

What made it move:
• 2 bed / 2 bath, 1,030 sf, bright open split plan
• Direct bay + skyline views, east exposure
• Two assigned garage parking spaces
• Bayfront pool, marina, café, 24-hour security
• Minutes to Miami Beach, Midtown & Bal Harbour

Thinking of selling on the bay — or know someone who is? DM me here, or call/text me at 305-395-1288.