October 2026 · Preliminary capture
South Florida Luxury Market Report: October 2026
An opening look at $3M-plus residential sales in Miami-Dade and Palm Beach counties.
By Seth Semilof · Broker, HL Real Estate Group · Published November 1, 2026
Reporting period October 1–31, 2026; latest sale date supplied in the ledger: October 27. Preliminary capture, not the final county total: eight county-source records and 13 press-only sales.
Read this as an opening look, not the final count
The 21-row source ledger totals $289,313,050. Eight rows are labeled county-source records, including one also covered in the press. Thirteen are press-only. These figures describe the supplied capture, not every October closing.
Press-only transactions account for $249.4M, or 86.2% of captured volume. This trophy-heavy sample should not be used to infer a full-month change in sales activity or prices.
The Venetian Islands account for $89.2M across three sales, led by the $48.5M home at 1413 N Venetian Way. RealtyWire reports that transaction at $1M above its $47.5M asking price. The supplied ledger also includes $47M across two Jupiter transactions and $29M at 49 Palm Avenue.
A full October reporting period, not a complete October count
This report covers October 1–31. The 21 supplied transactions carry sale dates from October 1 through October 27; none is dated in November.
The absence of October 28–31 entries in this ledger does not establish that no homes sold on those days. Recording delays and the publication schedules of press roundups can leave gaps in an opening capture. Those dates remain part of the reporting period, and the count can change as supporting records are reconciled.
| Supplied sale date | Transactions |
|---|---|
| October 1, 2026 | 4 |
| October 2, 2026 | 3 |
| October 6, 2026 | 1 |
| October 9, 2026 | 5 |
| October 16, 2026 | 3 |
| October 23, 2026 | 1 |
| October 27, 2026 | 4 |
Dates above are the ledger’s supplied sale dates, not independently verified recording dates. Weekly press roundups do not independently establish an exact closing day.
The October transaction ledger
Prices and market assignments below follow the supplied ledger. Press reporting windows do not independently establish an exact closing day.
| # | Property | Market | Price | Source basis |
|---|---|---|---|---|
| 1 | 1413 N VENETIAN WAY | Venetian Islands | $48,500,000 | Press report |
| 2 | 176 SPYGLASS LN | Jupiter | $34,500,000 | Press report |
| 3 | 49 PALM AVE | Palm & Hibiscus Islands | $29,000,000 | Press report |
| 4 | 1266-1276 S VENETIAN WAY | Venetian Islands | $23,500,000 | Press report |
| 5 | 6500 ALLISON RD | Miami Beach | $21,500,000 | Press report |
| 6 | 11 E RIVO ALTO DR | Venetian Islands | $17,200,000 | Press report |
| 7 | 919 92ND ST | Surfside | $15,000,000 | Press report |
| 8 | 18501 COLLINS AVE #1401/02 | Sunny Isles Beach | $13,200,000 | Press report |
| 9 | 5501 S FLAGLER DR | West Palm Beach | $13,000,000 | Press report |
| 10 | 370 EAGLE DR | Jupiter | $12,500,000 | Press report |
| 11 | 1400 COCOANUT RD | Boca Raton | $8,850,000 | County-source + press |
| 12 | 710 N COUNTY RD | Palm Beach | $8,500,000 | Press report |
| 13 | 3601 MATHESON AVE | Coconut Grove | $7,100,000 | Press report |
| 14 | 700 NE 24TH ST | Edgewater | $6,500,000 | County-source row; record link pending |
| 15 | 501 NW 9TH ST | Delray Beach | $6,002,050 | County-source row; record link pending |
| 16 | 100 ROYAL PALM WAY, UNIT 4A | Palm Beach | $5,900,000 | Press report |
| 17 | 755 W 51ST ST | Miami Beach | $5,250,000 | County-source row; record link pending |
| 18 | 1051 CORAL WAY | Riviera Beach | $3,600,000 | County-source row; record link pending |
| 19 | 4451 BOCAIRE BLVD | Boca Raton | $3,380,000 | County-source row; record link pending |
| 20 | 721 LAKE AVE N | Delray Beach | $3,250,000 | County-source row; record link pending |
| 21 | 2892 BANYAN BOULEVARD CIR NW | Boca Raton | $3,081,000 | County-source row; record link pending |
Where the captured volume moved
| Market | Transactions | Volume |
|---|---|---|
| Venetian Islands | 3 | $89,200,000 |
| Jupiter | 2 | $47,000,000 |
| Palm & Hibiscus Islands | 1 | $29,000,000 |
| Miami Beach | 2 | $26,750,000 |
| Boca Raton | 3 | $15,311,000 |
| Surfside | 1 | $15,000,000 |
| Palm Beach | 2 | $14,400,000 |
| Sunny Isles Beach | 1 | $13,200,000 |
| West Palm Beach | 1 | $13,000,000 |
| Delray Beach | 2 | $9,252,050 |
| Coconut Grove | 1 | $7,100,000 |
| Edgewater | 1 | $6,500,000 |
| Riviera Beach | 1 | $3,600,000 |
| County | Transactions | Volume |
|---|---|---|
| Miami-Dade | 10 | $186,750,000 |
| Palm Beach | 11 | $102,563,050 |
| Property type | Transactions | Volume |
|---|---|---|
| Single-Family | 18 | $263,713,050 |
| Condo | 3 | $25,600,000 |
Price bands: the trophy tier dominates this capture
The five transactions at $20M or more total $157M, or 54.3% of captured volume. The eleven transactions below $10M represent 52.4% of the count but only 21.2% of volume.
| Price band | Transactions | Share of count | Volume | Share of volume |
|---|---|---|---|---|
| $3M to under $5M | 4 | 19.0% | $13,311,000 | 4.6% |
| $5M to under $10M | 7 | 33.3% | $48,102,050 | 16.6% |
| $10M to under $20M | 5 | 23.8% | $70,900,000 | 24.5% |
| $20M to under $35M | 4 | 19.0% | $108,500,000 | 37.5% |
| $35M and above | 1 | 4.8% | $48,500,000 | 16.8% |
These are shares of the preliminary capture, not estimates of the complete October market. The 18 single-family transactions total $263.7M; the three condominium transactions total $25.6M.
What the accessible reporting supports
RealtyWire’s October 12 weekly roundup reports $48.5M at 1413 N Venetian Way, $29M at 49 Palm Avenue, $17.2M at 11 E Rivo Alto Drive and $13M at 5501 S Flagler Drive. The three Venetian Islands transactions in this ledger total $89.2M.
Its October 19 roundup reports $23.5M at 1266–1276 S Venetian Way, $13.2M for the combined Turnberry Ocean Club units and $7.1M at 3601 Matheson Avenue. The ledger separately includes $47M across two Jupiter sales, attributed to The Real Deal.
Coverage and interpretation
Scope: residential sales of at least $3M in the supplied Miami-Dade and Palm Beach capture. Each of the 21 rows has a distinct address/date key; the combined Turnberry units remain one package transaction.
County-source classification is supplied, not an independent deed audit. Seven county-source rows lack record URLs. Three supplied The Real Deal URLs were not independently readable during this update. Exact press-only closing days remain unconfirmed.
Average sale is total captured price divided by 21; median sale is the middle of all 21 prices. October price-per-square-foot statistics are withheld because source living-area figures conflict. The draft’s projected final count is not included.
September remains displayed at its October 5 publication snapshot. A submitted restatement of 192 closings and approximately $1.27B needs its transaction ledger reconciled before replacing that record; it is not certified here. August’s original snapshot may also be incomplete.
Read the research methodology. This preliminary issue will be revised when supporting county records are reconciled.
Every issue, side by side
| Issue | $3M+ closings | Total volume | Average sale | Median sale | Median $/SF |
|---|---|---|---|---|---|
| October 2026 | 21 | $289.3M | $13.78M | $8.85M | Under review |
| September 2026 | 94 | $645.4M | $6.87M | $4.50M | $1,431 |
| August 2026 | 81 | $624.2M | $7.71M | $4.70M | $1,274 |
| July 2026 | 202 | $1.448B | $7.17M | $5.20M | $1,555 |
October is preliminary. Earlier rows retain their original publication snapshots; September restatement awaits transaction-level reconciliation. Unequal capture windows are not directly comparable.
Continue exploring
All market reports · September publication snapshot · Seth Semilof