Citizens cut Miami-Dade homeowner rates 14% this year — the first decrease since 2015 — and 21 new insurers have entered Florida since litigation reform. But the state's own July 2026 data shows Miami-Dade condo owners paying $2,801 a year on average, up roughly another fifth since late 2024. Here's the real two-track story, and what it means for pricing, underwriting, and net proceeds right now.

Two major data providers, one Miami Beach, two very different pictures: about 4,550 listings and $43K average revenue versus about 1,625 listings and $64K. Here is why they disagree and how to find your own number.

Families focus on probate. Meanwhile the Save Our Homes cap usually dies on January 1 after the owner's death, and on a long-held Miami Beach house that reset can multiply the tax bill. Here's the tax, timing and title sequence that decides what an inherited property is actually worth — including the court order most title underwriters require before you can sell.

On Tuesday the 30-year fixed hit 7.22%, a 52-week high, after starting the year under 6%. For a financed buyer at the Miami Beach median, that move quietly erased about $42,000 of purchasing power in six weeks — a 5% cut nobody negotiated. Here's what it does to your pricing math this fall, and how to cut once instead of three times.

Brickell posts Miami's highest submarket rents and its thinnest occupancy. Edgewater is 96.4% full and cutting rent faster than either neighbor. Coconut Grove is the cheapest of the three and the most stable. Here's the occupancy-adjusted math on what each one actually collects — and why roughly $2.9 million of Brickell's apparent premium over Edgewater doesn't exist.

Workforce housing was supposed to be the safe tier in Miami multifamily. Miami-Dade Class C occupancy is holding near 96% — and Class C rents just went negative. Full buildings at falling rents mean the tenant is maxed out, not that you have pricing power. Here's how that changes the underwriting, and why cheap agency debt is about to make it worse.