The 2025 Surfside Real Estate Report | Mid-Year Snapshot & Emerging Trends for 2025

Key Data for Surfside Condos  | Jan – May 2024 vs Jan – May 2025

$10M+ Segment: The Engine of the Market

Key Stats:

• 2025 Sales Volume: 72% of total condo volume, despite <5 transactions
• Price per SF: Often $3,000+
• Price-to-list ratio: Improved from 90% to 97%
• Buyer profile: Ultra-high-net-worth, lifestyle-driven

Advice for Buyers:

• Act decisively if the unit checks your boxes—top-tier product is scarce.
• Focus on boutique, branded, full-service buildings.
• View this as a long-term hold in an evolving luxury enclave.

Advice for Sellers:

• The market favors discretion, design, and delivery—invest in presentation.
• Don’t test the market with speculative pricing—buyers are smart and global.
• Leverage your unit’s uniqueness—brand, floor plan, views, or renovations.

At the top of the market, Surfside is thriving. In both 2024 and 2025, the $10M+ segment accounted for the lion’s share of total volume—82% in 2024 and 72% in 2025—despite closing fewer than five transactions per period. This extraordinary concentration of value reflects the area’s transformation into an ultra-luxury enclave.

Buyers in this space are not looking for deals—they’re seeking iconic properties: turnkey, boutique, branded, and exclusive. Price per square foot regularly exceeds $3,000, and in 2025, price-to-list ratios improved from 90% to 97%, indicating strong buyer confidence and more realistic seller expectations.

Buildings like Surf Club Four Seasons continue to dominate, but 2025 saw Fendi Château emerge more prominently, affirming a broader appetite for branded residences that deliver not just square footage, but a curated lifestyle. These properties rarely linger—when they check all the boxes, they sell.

For sellers in this segment, the outlook is encouraging. The top of the market is being defined by scarcity and discretion. If a unit is move-in ready, thoughtfully designed, and located in one of Surfside’s signature buildings, it has a strong chance of trading close to asking.

$6–10M Segment: Quiet Confidence

Key Stats:

• Low sales volume, but stable
• Price per SF: Holding strong
• Price-to-list ratio: Healthy
• Days on Market: Rising, but sales close with the right product

Advice for Buyers:

• Focus on top-tier buildings (e.g., Surf Club Four Seasons).
• These are lifestyle purchases—look for quality, not discounts.
• Be selective, but don’t wait too long if the unit fits—good product still moves.

Advice for Sellers:

• Turnkey finishes sell. Buyers want move-in ready, curated spaces.
• Highlight lifestyle, amenities, and building prestige.
• Be patient but don’t overprice—small gaps in value perception can kill deals.

The $6–10M segment doesn’t dominate headlines, but it’s quietly stable. While transaction counts remain low, the few that do close tend to do so at strong price points and with relatively healthy price-to-list ratios. The buyers here are highly discerning—typically seeking large, move-in-ready units in top-tier buildings like Surf Club Four Seasons.

These are not speculative buyers. They’re families and investors looking for security, quality, and a degree of exclusivity—without venturing into the ultra-elite pricing of the $10M+ tier. For that reason, when a suitable unit hits the market, it often moves with less resistance than mid-tier properties.

That said, sellers should not confuse stability with speed. Like the rest of the market, listings in this bracket are taking longer to move, with days on market trending upward. Presentation, finish level, and alignment with modern luxury standards are all essential for successful sales.

$3–6M Segment: The Stagnant Middle

This price bracket is caught in a kind of market limbo. Once seen as a middle-ground for luxury buyers, the $3–6M tier has emerged as the weakest segment in Surfside. In both 2024 and 2025, the number of transactions was minimal. Average price per square foot fell, discounting became more common, and days on market rose sharply.

The problem is partly psychological: buyers in this range often ask themselves whether they’re better off spending less and compromising, or stretching into the $6M+ range where branded buildings and new construction offer far more compelling value. The result is paralysis—few deals and little momentum.

Even properties in formerly high-performing buildings like Surf Club Four Seasons saw little movement in this tier in 2025. Instead, only a few isolated sales in older buildings like Solimar surfaced, underscoring just how little traction this segment has.

Sellers in this bracket must recognize that they are competing not just with other units, but with an entirely different lifestyle experience offered at the upper end of the market. Without a compelling product or a bold pricing strategy, listings in this range will continue to stall.

$1–3M Segment: The Value Play in a Shifting Landscape

The $1–3M tier remains the most active segment by transaction count, but that activity comes with caveats. In 2024, it delivered the second-highest sales volume in Surfside, driven by deals in buildings like Solimar, Champlain Towers (East and North), and Mirage. However, in 2025, this segment began to show signs of stress. While units still sold, most traded under $1,000 per square foot, indicating buyer skepticism about long-term value and the condition of these properties.

Buyers in this tier are price-sensitive and cautious, navigating older inventory with increasing maintenance costs, looming recertifications, and limited modern amenities. The result has been a wave of expired and canceled listings—especially in buildings like Altos del Mar—where outdated units are no longer compelling in a market where buyers have more selective tastes.

Sellers in this range face a difficult decision. Renovation is often necessary to compete, but few are willing to invest heavily in buildings with uncertain futures. Those who are pricing aggressively and updating interiors are still finding buyers, but others risk lengthy market times and steep discounts.

The Bigger Picture of this Surfside Real Estate Report: Market Metrics and Movement

Across all segments, the Surfside condo market is slowing down in terms of velocity, but not necessarily in terms of value. Transaction volume fell from $143.2M in the first half of 2024 to $71.5M in the same period in 2025. Days on market nearly doubled—from 116 to 247—and months of inventory surged from 6 to 13. Yet, despite this apparent sluggishness, average price per square foot increased by 7% year-over-year.

This dichotomy reflects a deeper truth: Surfside is becoming a more selective, bifurcated market. Demand is strongest at the extremes—affordable older condos under $1,000/SF and elite new builds over $3,000/SF—while the middle stagnates. Sellers who don’t adapt are seeing their listings expire. Buyers, meanwhile, are becoming more patient, more selective, and more focused on quality over compromise.