The Ft Lauderdale Condo Market Report for Q1 2021

The Fort Lauderdale Condo Market Performance for Q1 2021

In July of 2020 the Covid induced real estate fog lifted and a turbo engine started for the South Florida real estate market. In this blog will will take a close look at the Ft Lauderdale condo market and analyze the market influences, selling trends and inventory levels. We will also examine the Top Selling Luxury Condos and make our picks of the best remaining inventory.

  • The Ft Lauderdale Condo Market Report for Q1 2021
  • The Ft Lauderdale Condo Market Report for Q1 2021

Coming to Market soon: Our brand new listing at Paramount Condo in Fort Lauderdale. Unit 704 offers 2 bedrooms, 2.5 bathrooms and 1,910 of Interior SF. This unit will enter the market for $1,650,000. Contact Elaine Tatum at +1 (305) 793-0540 for more information 

The Ft Lauderdale Condo Market Update for Q1 2021

To provide prospective for this section a review was made of the DSG condo report produced at the beginning of 2020. The luxury condo market ($1+m) at the end of Q1 2020 had a 22 month remaining supply of inventory. Now let’s fast forward to the end of Q1 2021. There is currently only an 8 month supply of remaining luxury inventory in Ft Lauderdale. This is a 63% decline of the luxury inventory level on year over year basis. Incredibly the Ft Lauderdale condo market priced under $1m only has a remaining 4 month supply of inventory. To visually analyze the sales trajectory review the chart below. In it you can see the sales trajectory with a Q1 comparison. The luxury market saw the highest % increase of units sold in Q1 2021.

The Ft Lauderdale Condo Market Report for Q1 2021: 6 month review unit sales by price and monthly sales by unit

The Ft Lauderdale Condo Market Report for Q1 2021
The Ft Lauderdale Condo Market Report for Q1 2021
The Ft Lauderdale Condo Market Report for Q1 2021
The Ft Lauderdale Condo Market Report for Q1 2021

Ft Lauderdale Condo Market Influences

In the chart below we analyze Q1 historical sales for the same 3 month time period from 2012 to 2021. Q1 2021 sales have set a new record with an increase of 49% over Q1 2020. Until this year Q1 2013 was the historical sales leader. Sales in 2013 were up 32% over Q1 2012 which was the worst sales year according to the analyzed data. Another significant sales year was Q1 2018. After that sales tapered off with decreases in 2019 and again in 2020.

The Ft Lauderdale Condo Market Report for Q1 2021

One of the influences on the current market was the buildup of inventory over 2019 & 2020. As inventory built up prices declined as Sellers tried to woo limited Buyers away from the competition. Enter the era of Covid with Buyers coming to South Florida from high tax states and foreign countries. Our higher inventory levels and lower price per square foot values for condo product accelerated sales. Sellers reacted to this swift market change by raising list prices. In the price per square foot chart below it details the increases in price per square foot.

The Ft Lauderdale Condo Market Report for Q1 2021

Another influence to the current rate of condo sales in Ft Lauderdale is the migration of Single Family Home Buyers to the Condo Market. Condos might be hot but the Single Family Home Sales are hotter! A lack of inventory in single family homes has pushed buyers to consider the condo alternatives. The larger condo units with 3 or more bedrooms are most desired with Buyers that are seeking work-space and family-space alternatives. It’s no longer about finding the “perfect” home but more about finding the “best available” home for the Buyers lifestyle.

Search Directly for Fort Lauderdale Condos for Sale

The Ft Lauderdale Condo Market Report for Q1 2021 | Ft Lauderdale Luxury Condo Update

The Ft Lauderdale Condo Market Report for Q1 2021
The Ft Lauderdale Condo Market Report for Q1 2021

Our Top 5 Fort Lauderdale Luxury Condo Picks

Auberge Fort Lauderdale

  • The Ft Lauderdale Condo Market Report for Q1 2021
Search Directly for Auberge Residences for Sale

Auberge remains at the Top for luxury condominiums in Ft Lauderdale. Sales in Auberge accounted for 7 of the top 10 sales in Q1 2021. The remaining inventory has diminished to10 available units in the South Tower and 11 available units in the iconic cascading North Tower. Views are of extreme importance with a luxury purchase at this level. Our unit highlight in the North Tower offers outstanding views, great floor plan and a unique personal plunge pool. Unit N903 is listed for $3,395,000 ($1,614 per SF) with a negotiable furnished option. The David Siddons Group has a dedicated website to track available inventory in Auberge. For all things Auberge please visit: www.AubergeCondoExpert.com

Attention Auberge Sellers: If your reading this you understand the kind of presence the David Siddons Group commands on the internet. We want you to list with us. Reach out for a conversation with David 305.508.0899 or Elaine 305.793.0540.

Paramount Fort Lauderdale

Search Directly for Paramount Residences for Sale

According to our research Paramount is undervalued as a luxury newer construction beachfront building. The price per square foot values for Q1 sales were $754, which is well below the other new beachfront condos. We predict that valuations in Paramount will increase with the introduction of the beachfront restaurant that is coming soon. Also, if you’re familiar with Ft Lauderdale water you will be pleased to know that Paramount has a newly installed water filtration system for all water in the building. Only 13 units remain for sale which is 14% of the total number of units in the building. Slower sales can be expected for the west facing or lower level units. DSG’s pick for best unit currently available is unit 601 (Featured in the slide show above). This unit is in the preferred ’01 line offering direct oceanfront and SE views. Offering 10′ ceilings with floor to ceiling glass windows plus an expansive 891sf balcony. Listed for $3,900,000 at $1,122 per sf, with 4 bedroom and 4.5 bathrooms.

Attention Sellers looking to list, Call us: David 305.508.0899 or Elaine 305.793.0540

L’Hermitage Fort Lauderdale

  • The Ft Lauderdale Condo Market Report for Q1 2021
Search Directly for L'Hermitage Residences for Sale

L’Hermitage maybe the oldest condo in the luxury selection, but without a doubt it is still a contender. L’Hermitage has some of the lowest remaining inventory with just 15 units currently for sale. This represents 3% of the total 461 units. L’Hermitage was represented by 2 of the top 10 sales in Q1 2021. The price per square foot averaged $690 in Q1. Buyers love the lifestyle of this resort style community situated on 10 acres of direct beachfront property. Lifestyle is key for the appeal of L’Hermitage where lower ceilings and dated units are not uncommon. Never discount the strength of a strong property association that keeps up maintenance and visual appeal of the common areas. We predict that L’Hermitage will remain a contender for many years to come. DSG selects unit 2601 in the 3100 Building. This unit is a furnished corner sub-penthouse with contemporary updates. Offering 3 bedrooms 3.5 bathrooms and a higher floor with massive city, ocean and intracoastal views. Listed for $2,700,000 at $1,165 per SF.

Attention Sellers now is the time to sell while demand is high and inventory is low. Call us for a chat. David 305.508.0899 or Elaine 305.793.0540.

100 Las Olas

  • The Ft Lauderdale Condo Market Report for Q1 2021
Search Directly for 100 Las Olas Residences for Sale

100 Las Olas is the newest condo on Las Olas Blvd in Downtown Ft Lauderdale. It is located in the heart of the culture, arts and dining district. Talk about an excellent lifestyle choice, there are 140 restaurant choices within walking distance. 100 Las Olas also has the distinction of being the tallest building in Ft Lauderdale which provides breathtaking views. 100 Las Olas opened for occupancy in 2020. In Q1 2021 the developer sold $30 million worth of product. The appeal of 100 Las Olas is undeniable. Move over beachfront, downtown is the place to be. Units sold in Q1 of 2021 averaged $618 per SF. This is the most affordable luxury condo. Only 13 units are currently available for sale including 4 designer furnished units. DSG selects to highlight unit 4603, why not live at the top of Ft Lauderdale. Unit 4603 is the crown offering 2 stories with 5,154 SF interior and an additional 645 SF exterior balcony. Listed for $5,950,000 with 4 bedroom and 4.5 bathrooms.

Four Seasons Private Residences Fort Lauderdale

Search Directly for Four Seasons Residences for Sale

Ft Lauderdale anticipates the 2021 completion of the Four Seasons Private Residences on Fort Lauderdale beach. Currently the project is 85% sold with unit sales averaging at $1,890 per SF. As with any new construction getting in early is usually a good investment as resale opportunities can higher value. DSG selects to highlight unit 2002, which was recently released for sale by the developer. Saving the best for last, this unit provides 4,401 SF of living space 4 bedrooms 7.5 bathrooms and is listed for $9,500,000. When discussing the best qualities of a Four Seasons unit…size matters, everything else is exceptionally Four Seasons.

Conclusion of the Ft Lauderdale Condo Market Report for Q1 2021

Thank you for joining us for this review of the current Ft Lauderdale Condo Market. The blog showcases the importance of analytics to the David Siddons Group. We are the experts. Call us when you’re ready to Buy or Sell

 David Siddons  | 305.508.0899
Elaine Tatum| 305.793.0540

FAQ

These are the most commonly Miami Real Estate Related questions

What should relocation buyers know before buying real estate in Miami?

HOME BUYERS

Relocation buyers looking at homes in Miami should understand that choosing the right house is less about the property itself and more about location, schools, and long-term value. Many buyers make the mistake of focusing on price or finishes, while the real driver of value is the neighborhood and micro-location. Older homes often represent better value, but may also be part of a future redevelopment cycle. Newer homes command premiums, but don’t always sell faster if pricing is ahead of the market. Commute time, school access, and community dynamics are critical and often underestimated. The key is to evaluate homes not just as lifestyle purchases, but as long-term assets within a very localized market.

Sources:
https://luxlifemiamiblog.com/relocating-to-miami/
https://luxlifemiamiblog.com/relocating-to-miami-with-a-family/

CONDO BUYERS:
Relocation buyers should understand that Miami is a highly segmented, building-driven market, not a uniform one. Pricing can vary significantly between similar properties depending on building quality, layout, and financial health. Many buyers assume newer construction equals better investment, but that is often not the case. Factors like HOA fees, reserves, and rental policies can materially impact long-term value and liquidity. Negotiation opportunities often exist, especially in slower segments, but require precise market knowledge. The key is to evaluate micro-markets and individual buildings, not just neighborhoods or price per square foot.

Sources:
https://luxlifemiamiblog.com/miami-real-estate-market-report/
https://luxlifemiamiblog.com/new-construction-miami-guide/

What are the best areas for relocating families with children

For families relocating to Miami with young children, the most recommended neighborhoods are Coral Gables, Coconut Grove, and Pinecrest. Coral Gables offers the best balance of top schools, safety, and long-term value. Coconut Grove is ideal for younger families seeking walkability, greenery, and a lifestyle-driven environment. Pinecrest provides larger homes, excellent schools, and better value for space, making it ideal for growing families. The key driver across all three is access to strong schools and primary residential stability. Relocation decisions are less about new construction and more about long-term livability and resale strength.

Sources:
https://luxlifemiamiblog.com/best-neighborhoods-miami/
https://luxlifemiamiblog.com/what-are-the-best-family-neighborhoods-in-miami-in-2023/

Are new construction condos in Miami a good investment?

New construction condos in Miami can be a good investment—but only if you understand that not all buildings perform the same. According to the David Siddons Group, many buyers assume “new = better,” but in reality, performance depends on pricing, layout, building quality, and long-term demand.  Some new developments set future price benchmarks and can drive long-term appreciation, especially in top-tier projects.  However, many are priced aggressively at launch, and buyers relying on marketing instead of data often overpay.
The market is highly segmented, meaning two new buildings next to each other can perform very differently.
The best opportunities typically come from selecting the right building early or negotiating correctly in later phases.
In short: new construction is not automatically a good investment—it becomes one only with building-level analysis and disciplined entry pricing.

Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/category/independent-new-construction-condo-reviews/
https://luxlifemiamiblog.com/beyond-clickbait-real-insights-into-miamis-luxury-condo-market/

Why is buying a Miami condo riskier than buyers think?

Buying a Miami condo is often riskier than buyers expect because the true risks are at the building level—not visible in the listing price. Many buyers focus on finishes and views, while overlooking HOA reserves, insurance exposure, and potential special assessments. In reality, two identical units in different buildings can perform completely differently over time. Rising HOA fees and stricter regulations are also increasing the true cost of ownership, especially in older buildings. Liquidity can be affected by factors like financial health, rental policies, and ongoing repairs. The key risk is not the condo itself—but buying into the wrong building without proper due diligence.

Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/miami-condo-market-risks/

What are Miami's Safest Areas?

The safest areas in Miami are typically Coral Gables, Coconut Grove, Pinecrest, Key Biscayne, and Ponce-Davis. These neighborhoods stand out due to low density, strong community presence, and high concentration of full-time residents, which directly impacts safety. In Miami, safety is highly localized, meaning micro-location and specific streets matter more than zip codes. Areas with top schools and family-driven demand tend to maintain stronger safety profiles over time. Gated communities and low-traffic residential streets further enhance security. Ultimately, the safest areas are defined less by price and more by stability, schools, and residential character.

Sources:
https://luxlifemiamiblog.com/safest-place-live-miami/
https://luxlifemiamiblog.com/best-neighborhoods-miami/

Which Miami Areas Still offer Great Value (Budget Friendly alternatives to Coral Gables and Pinecrest)

If you’re looking for better value than Coral Gables or Pinecrest, the answer (in true Siddons style) is not “go cheaper”—it’s go one layer outside the obvious markets.

The strongest value plays are:

  • Schenley Park → closest substitute to Coral Gables at ~20% discount while maintaining similar character and location
  • Biltmore Heights → almost identical feel to the Gables but ~25–30% cheaper on a $/SF basis
  • Glenvar Heights → central location with larger lots and ~25% pricing advantage vs South Miami/Gables
  • Baptist / Galloway (Kendall) → Pinecrest-style living (space, schools, land) at up to ~30% lower pricing

The pattern is consistent:
👉 Buyers are shifting west and slightly off-market to gain land, scale, and pricing efficiency. You don’t find value by going to a “cheaper neighborhood”—you find it by identifying adjacent micro-markets that offer the same lifestyle fundamentals without the brand premium.

Sources:
https://luxlifemiamiblog.com/best-value-neighborhoods-miami/
https://luxlifemiamiblog.com/category/miami-neighborhoods/

Is NOW a good time to buy in Miami?

In 2026, the answer is yes—but only if you understand what part of the market you’re buying into. Miami is no longer one market; it has split into multiple segments behaving very differently. From a David Siddons perspective, this is a selective buyer’s window, not a broad “good time” headline. Some segments—especially condos with rising inventory—are offering negotiation opportunities and better entry points. 

At the same time, prime single-family homes and top-tier new construction continue to hold value or even trade near record levels.

Buyers who rely on timing the market often miss the point—success in Miami today comes from selecting the right micro-market and asset, not waiting for a crash.  If you are disciplined on pricing, building quality, and location, this market offers opportunity. If you are not, it is easy to overpay. 2026 is a good time to buy in Miami for informed buyers—because the market is fragmented, negotiation exists, and strategy matters more than ever.

Sources:
https://luxlifemiamiblog.com/miami-real-estate-market-report-q1-2026/
https://luxlifemiamiblog.com/market-reports/

Are Miami real estate prices going down in 2026?

No—but that’s the wrong way to look at it. Miami is not one market anymore, so prices are not moving in one direction. In 2026, the market is split into two: ultra-luxury, scarcity-driven areas (like waterfront and top-tier neighborhoods) are still holding or even rising, while mid-tier condos and oversupplied segments are flat or correcting. What we’re seeing is price divergence, not a crash—some properties are gaining value while others are quietly adjusting downward. Rising inventory and more selective buyers are putting pressure on pricing in certain segments, especially older condos or buildings with weaker fundamentals.
At the same time, global wealth and cash buyers continue to support pricing at the top end of the market. So the real answer: prices aren’t broadly dropping—they’re being repriced based on quality, location, and supply.

Miami Real Estate Market Report Q1 2026

Should I buy a house or a condo when relocating to Miami?

The decision comes down to lifestyle first, investment second—and most relocation buyers get that backwards. If you want space, privacy, schools, and long-term family living, a single-family home in areas like Coral Gables or Coconut Grove is typically the stronger choice. If you prioritize walkability, low maintenance, and proximity to business districts, a condo in Brickell or waterfront markets makes more sense.
From an investment perspective, homes tend to be more stable, while condos are more building-dependent and cyclical. Most relocation clients underestimate how much building quality, HOA structure, and future costs impact condo performance. The right answer isn’t “house vs condo”—it’s which asset fits your lifestyle AND holds value within its micro-market.

 

 How do I choose the right Miami neighborhood for my lifestyle?

Choosing the right neighborhood in Miami comes down to how you live day-to-day, not just where prices are. Relocation buyers should first define priorities: walkability, schools, commute, or waterfront lifestyle.
For example, Coconut Grove fits walkable, family-oriented living, while Brickell suits urban, high-rise lifestyles. Buyers often make the mistake of focusing on price per square foot instead of lifestyle fit and long-term livability. Each neighborhood operates like its own micro-market, so the “best” area depends on your daily routine and long-term goals. The key is to align lifestyle, location, and market fundamentals, not just aesthetics or newness.


https://luxlifemiamiblog.com/best-neighborhoods-miami/

Why are Miami condo prices so different between buildings?

Miami condo pricing varies widely because value is determined at the building level, not just by location. Two buildings next to each other can have major differences in financial health, reserves, HOA fees, and management quality. Buyers also pay premiums for better layouts, views, amenities, and newer construction—but not all “new” buildings perform equally. Factors like rental policies, upcoming assessments, and building reputation can significantly impact resale value. This is why price per square foot alone is misleading in Miami’s condo market. The real driver of value is how that specific building competes within its micro-market over time.

Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/category/independent-new-construction-condo-reviews/

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