Edgewater Miami Condo Market Report — Q4 2026

Across the four Midtown buildings where days on market can be measured on a consistent basis, the median time to sell rose between 31 and 37 percent in the 44 days since the last collection. Asking prices in those same four buildings moved between minus 1.3 percent and plus 5.1 percent. That gap — sellers holding their numbers while listings sit longer — is the most useful thing in this quarter’s data, and it is not a flattering picture.

Published October 2, 2026

This is the second collection in a building-level series I am keeping on Edgewater and its immediate neighbors. The first was taken on August 19, 2026 and the second on October 2, 2026, so the comparison interval here is 44 days, not a full quarter. I am going to keep saying that, because a 44-day window is long enough to show a real change in how long listings are sitting and too short to say much about pricing.

Every figure in this report is an asking price on an active listing. None of them is a sold comp. An active listing tells you what a seller wants. It does not tell you what anything traded for. There are no closed-sale numbers in this edition at all, and I would rather explain why than pad the report with figures I cannot stand behind: reliable sold data for a single building comes from the county record, not from an aggregator's sold feed, and county records have to be cleaned of bulk and portfolio deeds before any median off them is trustworthy. One such deed — a single $149.5 million transaction recorded against 211 separate unit folios — had a Bal Harbour building's median running 32 percent high until it was caught. I have not done that county pull for this period, so this edition is what it is: an inventory and time-on-market report.

What Lengthened: Days on Market in Midtown

Four buildings in Midtown publish per-listing days on market through MLS records, which makes them the only place in this collection where I can compare time-to-sell on the same basis across both periods. All four moved the same direction.

Two Midtown Miami (3470 E Coast Ave)

Median days on market 68 → 92, up 35 percent. Median asking price $653,500 → $645,000, down 1.3 percent. 16 → 13 active listings.

Four Midtown Miami (3301 NE 1st Ave)

Median days on market 114 → 156, up 37 percent. Median asking price $702,000 → $725,000, up 3.3 percent. 16 → 17 active listings.

Hyde Midtown (121 NE 34th St)

Median days on market 145 → 190, up 31 percent. Median asking price $577,500 → $585,000, up 1.3 percent. 36 → 33 active listings.

Midblock Miami (3250 NE 1st Ave)

Median days on market 155 → 164 on the active-only listings. Median asking price $609,000 → $640,000. Inventory flat.

Three of those four show time-to-sell growing by roughly a third while the asking price stayed within a few percent of where it was. That is a market where sellers are waiting rather than adjusting. The individual listings make the point more bluntly than the medians do: within these four buildings there are units that have been listed for 318, 472, 663, 844, 925 and 1,247 days.

One correction to make before anyone reads a decline into the Midblock line. My own table shows 11 active listings there this period against 15 last period, and that is not a 27 percent drop in inventory. The 11 counts only listings with status Active; four more are under contract but still listed. Counted the same way as last period, Midblock has 15 listings, a median asking price of $609,000 and roughly $580 per square foot — which is what it had in August, to the dollar. The days-on-market figure confirms it: 155 days in August, 193 days on the same basis 44 days later, which is simply the same listings getting older. Midblock is frozen, not tightening.

The Edgewater 33137 Core

Gran Paraiso (480 NE 31st St) is the one core building where both the listing count and the pricing firmed. It held at 21 active listings, with the median asking price moving from $1,070,000 to $1,100,000 and the median asking price per square foot from $894 to $940. Using the list dates published for all 21 units, the median listing there has been on the market 121 days, and one unit has been listed since March 2024.

Paraiso Bayviews (501 NE 31st St) went the other way, and it is the clearest soft signal in the core. Active listings grew from 30 to 37, the largest increase anywhere in Edgewater this period. The median asking price rose from $563,750 to $599,000 — but the median asking price per square foot fell from $717 to $690. More units, bigger headline numbers, less money per foot. The median listing there has been on the market 109 days, and two units have been listed over a year, one since March 2024 and one since July 2025.

Smaller moves elsewhere in the core, all asking prices: Icon Bay (460 NE 28th St) from $735,000 to $774,500 and from $685 to $711.50 per square foot. Onyx on the Bay (665 NE 25th St) from four listings to five, $719,500 to $759,000, and $614 to $658 per square foot — the best-corroborated small building in the collection, where two independent sources agree on the count and the arithmetic of a third checks out against both. Elysee Miami (788 NE 23rd St) from $4,125,000 to $3,995,000 and from $1,332 to $1,250.50 per square foot, on a roster of six units, which is small enough that one listing coming or going moves the median.

23 Biscayne Bay (601 NE 23rd St) needs a careful read. Its median asking price appears to have fallen from $579,000 to $467,000. It did not fall 19 percent. Three small units of 663 square feet, asking $329,999 to $355,000, are newly listed and were not in the August roster of five. The asking price per square foot barely moved — $516 to $508.50, down 1.5 percent — and that is the honest like-for-like comparison. Headline medians on six-unit buildings are mix, not market.

Three Buildings Measured for the First Time

Three buildings were blank in the August collection because the sources could not be reconciled. This period they can be, so these are first readings with nothing to compare them to.

The Charter Club (600 NE 36th St)

9 active listings, median asking price $445,000, $453.54 per square foot, median 31 days on market across the eight of nine units that publish it. Two sources agree on the count, the unit set, every asking price and every square footage — the cleanest building in the collection, and the fastest-moving one in it.

Missoni Baia (700 NE 26th Terrace)

Median asking price $1,787,500 and $1,188.50 per square foot across a 24-unit roster.

Aria on the Bay (488 NE 18th St)

Median asking price $840,500 and $738.50 per square foot across a 30-unit roster. Note this building sits in ZIP 33132, not 33137.

Separately, The Edition Residences Edgewater (2121 N Bayshore Dr) shows zero active MLS resale listings as of October 2, 2026, confirmed by three sources, two of which print a zero as a value and carry an October 2 data stamp. The careful wording matters: that is zero resale listings on the MLS, not zero availability. The building is pre-construction or just-delivered developer stock, and developer inventory is not visible to public sources at all.

The 33132 Fringe, Kept Separate

Opera Tower and Quantum on the Bay sit in ZIP 33132 rather than the 33137 bayfront corridor, and aggregators routinely fold them into "Edgewater," which distorts both pictures. They are reported separately here for the same reason they were last period.

Opera Tower (1750 N Bayshore Dr) is flat to three decimal places of interest: 47 active listings to 48, median asking price $345,000 to $346,500, and median asking price per square foot unchanged at $476. It remains the largest single-building inventory anywhere in this collection. Using list dates for 46 of its 48 units, the median listing has been on the market 107.5 days, seven units have been listed more than a year, and one has been listed since June 2022.

Quantum on the Bay (1900 N Bayshore Dr) grew from 17 active listings to 25, up 47 percent, and its median asking price rose from $475,000 to $550,000 — up 15.8 percent. Before reading that as a price move: the median asking price per square foot went from $542 to $544.79, up half a percent. The asking price rose roughly thirty times faster than the price per foot, which means the mix of what is for sale shifted toward larger units. The market did not reprice. This building is also newly measurable on time and cost: median 55 days on market and monthly fees ranging $535 to $1,347 across 21 of its 25 listings.

Monthly Association Fees Where They Are Published

Five buildings published per-listing monthly fees this period, taken from MLS records rather than from estimates:

Quantum on the Bay

$535 – $1,347 (21 of 25 listings)

Two Midtown Miami

$875 – $3,082 (13 of 13 listings)

Four Midtown Miami

$788 – $2,500 (16 of 17 listings)

Midblock Miami

$1,560 – $2,383 (11 of 11 listings)

Hyde Midtown

$712 – $1,875 (32 of 33 listings)

One thing to be explicit about, because it would be easy to report wrongly: Hyde Midtown's top of range was $4,410 in August and is $1,875 now. No fee was reduced. The unit carrying the $4,410 fee is simply no longer listed. A range built from whatever happens to be for sale moves when the for-sale set moves, and that is all that happened here.

The Design District Has For-Sale Inventory for the First Time

The August collection recorded that the Design District proper carried no for-sale residential condo inventory, and treated Quadro, Baltus House and One Bay Residences as Biscayne Boulevard corridor buildings adjacent to the district rather than in it. The corridor framing still holds. The no-inventory finding does not.

Fouquet's Hotel & Residences, also marketed as Miami Design Residences, at 39 NE 39th St, now shows five active listings: a median asking price of $3,950,000 and a median $2,237 per square foot, ranging from $2,072,000 for 1,036 square feet ($1,999 per foot) to $9,985,000 for 2,975 square feet ($3,358 per foot). Three of the five are independently confirmed on their own listing pages, and the $9,985,000 unit was reported by PROFILEmiami on July 22, 2026 as the first condo listing ever to come to market in the Design District, at exactly that price.

These are developer pre-construction sales rather than resale, with completion reported for 2029, so they are a different kind of inventory from everything else in this report and should not be averaged in with it. The Helm at 4201 NE 2nd Ave is the project squarely in the retail core, and it has no active listings — its first phase is reported for 2028. Elsewhere in the corridor, Baltus House (4250 Biscayne Blvd) was essentially flat: median asking price $437,250 to $425,000 and $570 to $567 per square foot.

What I Could Not Verify, and Why That Is in the Report

Eleven of 29 buildings carry a publishable active listing count this period. Last period it was 22 of 28. That is not inventory vanishing — it is a stricter bar. Public sources disagreed with each other considerably more this period, and where two of them gave different asking prices for the same unit, I left the figure blank instead of picking one. A blank is honest. A guess contaminates every number computed from it afterward.

Specifically: Bay House, Biscayne Beach, Blue on the Bay, Paraiso Bay, One Paraiso, Quadro and One Bay Residences all had either direct per-unit asking price conflicts between sources or unit rosters too different from one another to support a median. Blue on the Bay was the worst — two sources disagreed on the asking price of eight units they both listed. Biscayne Beach carried three units priced at $49,900 to $89,900 in a tower whose next cheapest listing is $595,000, which is almost certainly data from a different property. Aria Reserve pools two towers and mixes developer with resale inventory in three of four sources. The Crimson returned a roster identical to August down to the dollar from a single undated source, which reads as a page that has not refreshed rather than six listings that did not change.

And one finding that corrects my own earlier work: Cite on the Bay is a two-tower complex — the east tower at 2000 N Bayshore Dr and the west at 2001 Biscayne Blvd — and every public source pools them. That means the figure I published for it last period was probably pooled across both towers too, and it should be treated as unreliable rather than as a baseline. It needs to be re-pulled by tower.

What This Means If You Are Buying

This period, the leverage is in time rather than in price. Asking prices across Midtown barely moved while the median time to sell grew by five to six weeks, and a number of listings are now past a year. A unit that has been listed for 300-plus days at an unchanged asking price is a seller who has not met the market yet, and that is a materially different conversation from a listing that went up three weeks ago. Ask how long it has been listed and whether the price has been reduced, before asking anything about the price itself.

The reverse is also in the data. The Charter Club's median listing has been on the market 31 days. In a building moving at that speed there is not much room, and treating it like Hyde Midtown would be a mistake.

What This Means If You Are Selling

Holding the asking price did not produce sales in the four Midtown buildings over these 44 days. The buildings where asking price per square foot actually firmed are the ones with flat or small inventory — Gran Paraiso up 5.1 percent, Onyx on the Bay up 7.2 percent, Icon Bay up 3.9 percent. Where inventory grew, the price per foot fell or stalled: Paraiso Bayviews added seven listings and lost 3.8 percent per foot, Quantum on the Bay added eight and gained half a percent.

How many units in your own building are listed, and how long they have been listed, is the number that decides what your pricing can do. It is building-specific and it changes quarter to quarter, which is the whole reason I keep this series.

Method

Figures were collected on October 2, 2026 from public listing sources, with at least two independent sources checked for every building. Where sources agreed exactly on a listing count, the count is published. Where they disagreed, the count is left blank and the disagreement recorded. Medians are computed from per-unit rosters, never from a source's own summary statistics, which were repeatedly inconsistent with their own row data. Trailing building averages — several sources publish a six-month average days on market — were never attached to active listings, because they describe different units. Where a figure is described as days since the list date rather than as days on market, it is derived from published list dates and is not the same measure as MLS days on market; the two are not mixed.

All building addresses in this report are taken from the series record rather than written from memory.

Stefania Riverin, Licensed Real Estate Sales Associate · FL SL3620067 · Brokered by NB Elite Realty · 1101 Brickell Ave, Miami, FL 33131 · Equal Housing Opportunity. All building-level figures in this report are asking prices on active listings collected October 2, 2026, not recorded sale prices. No closed-sale figures are included in this edition. Market conditions described as of October 2, 2026.