Surfside Home Prices, Inventory, Days on Market and 12-Month Trends
Data through February 2026 | Rolling 12-Month Residential Analysis
Surfside Market Summary – February 2026
- Average closed home price: $2,600,000
- Average active listing price: $5,400,000
- Closed price per square foot: $1,150
- Active price per square foot: $1,331
- Average negotiation: 9 percent below asking
- Closed sales past 12 months: 37
- Active listings: 29
- Total households: 3,171
- Annual turnover rate: 1.2 percent
- Average days on market (closed): 155 days
- Average days on market (active): 139 days
- Total sales volume: $96.9 million
This reflects the most recent 12 months of Surfside real estate activity through February 2026.
What Is Happening in the Surfside Real Estate Market?
The defining characteristic of the Surfside real estate market right now is the pricing spread.
Active listings are averaging $5.4M. Closed sales are averaging $2.6M. That is a 107 percent difference between asking prices and recent executed transactions.
On a price per square foot basis, sellers are asking $1,331 while buyers are closing closer to $1,150.
This is a luxury coastal market recalibrating.
Homes positioned in line with recent comparable sales are trading. Properties priced aspirationally are extending their days on market.
Is Surfside a Buyer’s or Seller’s Market?
Current conditions lean toward buyers.
A 9 percent average discount indicates meaningful negotiation power. At the same time, low inventory and limited turnover prevent dramatic price corrections.
This is not a distressed market. It is a selective luxury environment where pricing alignment determines leverage.
How Active Is the Surfside Housing Market?
Over the past 12 months, 37 properties closed across 3,171 households. That equals a 1.2 percent annual turnover rate.
There are currently 29 active listings.
Surfside operates with extremely low velocity. Owners tend to hold properties long term, and transaction volume reflects that behavior.
Liquidity exists, but it is measured.
Why Are Homes Taking Longer to Sell in Surfside?
Closed properties are averaging 155 days on market. Active listings are currently averaging 139 days.
In a $2M to $5M coastal segment, buyers move deliberately. They evaluate waterfront positioning, renovation quality, lot size, elevation, and long-term appreciation potential.
Extended marketing time is typical in low-turnover luxury markets. Pricing precision remains the deciding factor.
What Is the Primary Risk in the Surfside Market?
The largest risk signal is the pricing disconnect.
When active listings average more than double recent closed prices, adjustments often follow.
Sellers entering the market at aggressive levels may face extended exposure before aligning with transaction reality.
Buyers who anchor decisions to comparable sales data hold the advantage.
Surfside Real Estate FAQ – February 2026
Is the Surfside real estate market slowing down?
Transaction volume remains limited but stable. The market is not freezing, but pricing absorption has tightened compared to previous cycles.
Are luxury homes in Surfside harder to sell right now?
Luxury homes require sharper positioning. Buyers at this price point are patient and data-driven, which increases exposure time when pricing exceeds recent comparables.
Is Surfside considered a stable long-term market?
Yes. Low turnover, strong coastal demand, and long ownership duration historically support long-term stability.
Are buyers negotiating more aggressively in Surfside?
A 9 percent average discount reflects negotiation leverage, particularly when listings exceed market-supported price per square foot benchmarks.
Coastal Markets Require Precision
Surfside is a low-turnover, high-value coastal market. I’ve worked Miami’s waterfront and barrier island properties for over two decades and now lead a 200-agent team navigating markets like this with discipline and clarity. If you’re buying or selling in Surfside, do it with someone who understands both luxury positioning and the numbers behind it.
About This Surfside Real Estate Report
This Surfside Real Estate Market Report is compiled and interpreted by Ines Hegedus-Garcia, Managing Partner of Avanti Way East Miami and founder of Miamism.
Data is sourced from MLS activity and reflects rolling 12-month residential performance through February 2026. Reports are published consistently to create a structured, data-driven archive of Surfside real estate trends.