What Is a Surfside Condo Worth? Reading Monthly Medians That Swing Widely

Why is the condo median $884,000 for the year and $1,270,000 for August?

The monthly figure rests on 7 sales and the yearly one on 73. The same page widens its house median to three months because fewer than five houses closed in August, which shows how thin the monthly samples are. A median of seven is the fourth largest, so one or two sales of large units can lift it. The same page shows that condo sales in August 2025 were 2, against 7 a year later.

The combined report shows the swing at greater length. Over twelve months, the monthly median condo sale price in Bal Harbour and Surfside together ran $1.04 million in October 2025, $860,000 in November, $1.05 million in December, $884,000 in January, $903,000 in February, $1.45 million in March, $825,000 in April, $1.8 million in May, $870,000 in June, $930,000 in July, $912,000 in August and $1.86 million in September. The lowest is $825,000 and the highest $1,860,000. The yearly median in the same report is $1.05 million.

The pattern is two-humped, and the pages explain why in different ways. The report's bedroom table shows the median sold price rising from $410,000 for one-bedrooms to $884,000 for two-bedrooms, $2.45 million for three-bedrooms and $4.3 million for four or more. A month in which several large units close will show a median in the millions, and a month dominated by one- and two-bedroom units will show something under $1 million. That is this brief's reading of the table and not a finding either page states.

A seller should therefore ask what size of unit and what building the figure describes. The Surfside condo market is not one price. It is a set of small units trading under $1 million and a thin tier of large units trading far above.

Source: Own Miami combined Bal Harbour and Surfside condo report, September 2026. The bedroom counts add to 287, which matches the report's closings. Commercial content; not independently verified.

Why do houses sell in 47 days and condos in 166?

The research page gives the clocks. Houses that sold in the three months to August took a median 47 days to go under contract, and over twelve months 60 days. Houses still for sale have been listed a median 35 days. Condos and townhouses that sold in August took 166 days, and over twelve months 83. Condos still for sale have been listed a median 178 days. The county figures it gives for August are 39 days for houses and 65 for condos.

Houses are slower than the county on the shorter clock, since the 47-day figure is above the county's 39. Condos are much slower than the county in the August sample, at 166 against 65, though the twelve-month figure of 83 is closer. The August number rests on 7 sales and should be read with that in mind.

The two groups also differ in asking price. The median asking price of a house for sale is $2,478,000 at $1,169 per square foot, and of a condo $970,000 at $768. The asking median for houses is 2.55 times the condo's. Houses sold at 94.0% of the final asking price in the three months to August and condos at 96.0% in August, so the condo discount is smaller on the final price. The page does not show the original price, which would show the larger difference.

The combined report fills in that gap for condos. It says sellers achieved a median 90.3% of their original asking price, that 7% closed at or above ask and that 36% of active listings have cut their price by a median 5.3%. A condo that sells at 96% of its final price may have sold at about 90% of its first price, and an owner who cut twice has already seen it.

What do the counts and medians say when sources are put together?

The counts of condos for sale do not match across sources. The research page shows 71 condos and townhouses for sale in Surfside on September 25. The combined report shows 332 condos for sale across both towns, with 41 pending. The two figures cannot be compared directly because one covers a single town and the other two, but together with the Bal Harbour brief in this series they show how much of the inventory sits on the other side of the town line.

The closings are harder to square. The research page shows 73 condo and townhouse sales in Surfside and 112 in Bal Harbour for the twelve months to August, which is 185 together. The combined report shows 287 closings for the twelve months to September, 1.55 times as many. The two pages cover almost the same window and report counts that are 102 apart. Neither explains the difference.

Realtor.com adds a third view. Its Surfside page shows 135 active listings as of June, all home types, and a median sold price of $1,649,500, up 129.10% on the year. That is a rise of more than double on a small sample. The listing median of $1,474,750 is below the sold median, which is the reverse of most of the pages in this series. It happens when the homes that sold were larger than the homes still for sale, and that reading is this brief's inference.

Taken together, the pages agree on direction and not on level. Supply of condos is long, 11.7 to 13.9 months. Houses are shorter, at 4.6 months. Prices of condos fell over the year in the research page by 13.9%, and the combined report shows them flat at the median. A seller should expect the market to tell different stories to different people.

What do the Census and county series add?

The Census profile for the postal area, which this series also uses for Bal Harbour, shows 14,572 residents and a median household income of $89,563. The median gross rent is $2,432, which is 33% of monthly income at the median, a ratio this brief computes from $2,432 times twelve divided by $89,563. Of 10,125 homes, 5,528 are occupied by someone as a usual residence and 4,597, or 45.4%, are vacant. Of the occupied homes, 3,327 (60.2%) are owner-occupied and 2,201 (39.8%) are rented.

Vacancy this high is a feature of a resort and second-home market, and that reading is an inference. It fits a market with high association fees. The combined report shows a median fee of $1,931 a month, which is $23,172 a year. Against a median asking price of $1.4 million for the combined market, that is 1.7%. The percentage is this brief's arithmetic. A seller whose buyer must carry that fee should expect it to come up in negotiation.

The Miami-Dade County series from Realtor.com, published through the Federal Reserve Bank of St. Louis, give a regional frame. Active listings were 17,140 in May and 17,010 in September, down 0.8% (Realtor.com, active listings). The median listing price was $595,000 in May and $589,000 in September, down 1.0% (Realtor.com, median listing price). The count of listings with a price reduction fell from 3,312 in March to 2,924 in July, down 11.7% (Realtor.com, price reduced count), which is 17.7% of the 16,534 active listings in July.

The 36% of condo listings with a cut in the combined report is about twice the county's 17.7%. The two measures are not the same, and the county series are not Surfside figures. The series titles were checked on their series pages.

Source: Realtor.com series published by the Federal Reserve Bank of St. Louis as cited. The 0.8%, 1.0%, 11.7% and 17.7% figures are this brief's arithmetic. The series names were checked against the series pages.

What does the price-band table show about where condos sit?

The combined report splits the whole market by price band, and the split shows that supply is not spread evenly. Under $500,000 there are 52 condos for sale and 64 sold in twelve months, which is 9.8 months of supply. From $500,000 to $750,000 there are 42 for sale and 37 sold, or 13.6 months. From $750,000 to $1 million there are 38 for sale and 40 sold, or 11.4 months. From $1 million to $2 million there are 62 for sale and 57 sold, or 13.1 months. From $2 million to $5 million there are 98 for sale and 54 sold, or 21.8 months. Above $5 million there are 40 for sale and 35 sold, or 13.7 months.

The $2 million to $5 million band holds 98 of the 332 listings, which is 29.5%, and sold 54 of 287 units, which is 18.8%. That is this brief's arithmetic from the report's counts. The band with the least supply is the cheapest, and the band with the most is the one just below the top. A seller in the middle of the luxury range is competing with more neighbors, in relation to buyers, than a seller above or below it.

The report also splits by building age and by floor. Buildings from the 2010s ask $2,371 per square foot and sold at $2,126, while buildings from before 1990 ask $681 and sold at $613. The older towers are 36 of the 84 buildings in the table and sold 118 units in the year. Units on floors one to ten sold at a median $725 per square foot, floors eleven to twenty at $894 and floors twenty-one to thirty at $2,431, though the top group is only 7 sales. Waterfront units sold at a median $793 per square foot on 221 sales against $494 for the rest on 63 sales.

The tables do not all add to the headline. The price bands sum to 332 for sale and 287 sold, which matches. The building-age table adds to 294 for sale and 258 sold, and the floor table covers 200 sales. The waterfront split covers 284. The gaps are 38, 29, 87 and 3, and the report does not say which units are left out. A reader who relies on one cut should check that it covers the units that matter to them. Readers comparing markets can also read the Bal Harbour brief and the Central Beach brief.

Source: Own Miami combined Bal Harbour and Surfside condo report, September 2026. Commercial content; not independently verified.

What should an owner ask, and what does a private sale change?

Ask whether a figure counts houses, condominiums or both, and how many sales sit behind it. Ask what size of unit and which building it describes. Ask whether the price is measured against the first or the last ask, and how many months the figure covers. A condo owner should ask about association fees, reserves and assessments, since the combined report shows a median fee of $1,931 a month.

A private sale changes how a home reaches a buyer. With Maison Off-Market there are no showings and no neighbors talking about a sale, the closing date can be flexible so that an owner has time to find a new home, there are no commission costs, there are no closing costs and there are no inspections or repairs. For a condo that has been on the market for months, avoiding the next round of showings may matter most. This brief does not claim that a private sale always brings a higher price than a public listing.

Fee arithmetic shows why the commission point matters, without assuming any rate. Each 1% of a sale price is $8,840 at $884,000, $12,700 at $1,270,000 and $16,250 at $1,625,000. At 3% those amounts are $26,520, $38,100 and $48,750. At 5% they are $44,200, $63,500 and $81,250. These are illustrations of what a percentage means on each of the figures in this brief, and they are not a statement of what any agent charges or what any sale would cost.

Privacy is the point many owners of larger homes raise first. A public listing puts photographs, a price history and the date of every price change in front of anyone with a phone, and neighbors read them too. A private sale keeps those details out of view. That is a matter of preference and not a claim about price.

Timing is the other thing an owner controls. A public listing starts a clock that buyers can see, and the pages above show 35 to 178 days. A private sale lets the owner choose the closing date, which matters most to people who need to find the next home first.

If you are weighing a sale of a Surfside home, one conversation costs nothing and obliges you to nothing. We ask about the home, the timing you would like and what you would need from a buyer, and we say plainly whether a private sale fits.

If you would like a private, no-obligation offer for a Surfside home, call 401-219-4207 or use the contact form on this site.

Methodology and limitations

Prices, days on market, counts and discounts come from a brokerage research page built on BeachesMLS data and updated September 25, 2026, Realtor.com's city page with indicators as of June 2026, a combined Bal Harbour and Surfside condo report for September 2026 and a local agent's blog dated July 23, 2026. A fourth city page fetched for Surfside returned data for a different city, and it was discarded. The sources cover different periods and home types, and most are commercial pages, so they are not independent of each other.

Census figures come from the American Community Survey 2020-2024 five-year estimates for the postal area, through Census Reporter. County series are Realtor.com data published by the Federal Reserve Bank of St. Louis for Miami-Dade County, Florida, and the series titles were checked on the series pages. Percentages, gaps, ratios and fee amounts are this brief's own arithmetic and are labeled as such. Where a reading goes beyond what a page says, it is called an inference. No agent names, contact details or street addresses from the pages are reproduced.

Conclusion

The Surfside record shows a condo median of $884,000 for a year and $1,270,000 for a month, monthly medians from $825,000 to $1,860,000 in the combined report, 41% of sales being houses, houses selling in 47 days against 166 for condos and condo supply of 11.7 to 13.9 months. The numbers differ because the samples are small, because unit sizes vary widely and because the pages count different homes and months.

It does not fix a price for any one home. The choice between a public listing and a private sale comes down to whether an owner would rather meet showings, price cuts and a public clock, or sell quietly on a date that suits them. Maison Off-Market speaks only to sellers, and a conversation costs nothing.