Homes in Hallandale Beach are taking a median of 133 days to sell, up from 124 days a year ago, and about one in three listings has had a price cut (Redfin, October 2026). The median sale price is $288,299, down 3.6% from last year, and homes are closing at 92.9% of their list price on average (Redfin, October 2026), so buyers have time and room to negotiate.

That is the seller side. The other side of Hallandale Beach this month is Gulfstream Park, which is about to start its busiest stretch of the year. If you own a condo or house near the track, here is what is coming up, and what the numbers mean if you are thinking about selling this winter.

What is happening at Gulfstream Park this season?

Gulfstream Park's Championship Meet opens on Thanksgiving Day, November 26, 2026, and runs through March 28, 2027, with live racing Thursday through Sunday (Gulfstream Park). The big days to put on your calendar:

• Holy Bull Stakes: January 23
• Pegasus World Cup: January 30
• Coolmore Fountain of Youth: February 27
• EquiTrack Florida Derby: March 27

Even if you never place a bet, the track is part of daily life here. The shops and restaurants around it fill up on race days, and big stakes days like the Pegasus World Cup draw large crowds to this stretch of Hallandale Beach. If you live close by, plan your errands and parking around those dates.

Why are homes taking longer to sell in Hallandale Beach?

Mostly because buyers have more choices and less urgency than they did a few years ago. Here is what Redfin's October 2026 data shows for Hallandale Beach:

• Median days on market: 133, compared with 124 a year earlier
• Homes with price drops: 33.0%, up 1.4 points from last year
• Sale-to-list price: 92.9%
• Homes sold above list price: 2.8%
• Homes sold in October: 182, compared with 184 a year earlier

Sales volume is roughly flat, so buyers are still out there. What changed is that they wait, compare and negotiate. Redfin rates Hallandale Beach "not very competitive": the average home goes pending in about 136 days and sells for about 7% below list, while the homes Redfin calls "hot" go pending in about 52 days at about 3% below list (Redfin, October 2026).

The gap between those two groups is the whole story. The homes that sell fast are not in a different market. They are usually priced right on day one and presented well.

How should I price my Hallandale Beach home this winter?

Start from what has actually closed, not from what your neighbors are asking. With a third of listings cutting their price, many asking prices in your building or street are already out of date. A price that has to come down later costs you weeks on the market, and buyers notice every reduction.

A few things that matter more right now:

• Price to recent closed sales of similar units, adjusted for floor, view and condition.
• Know your building's paperwork before you list, since condo buyers and their lenders will ask for it.
• Fix the small things buyers use to justify a lower offer.
• Plan for negotiation. At a 92.9% sale-to-list average, most buyers will not offer full price.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving). For a home near Gulfstream Park, that means showing buyers the walk or short drive to the track, the shops and the beach, not just the rooms.

Should I list my Hallandale Beach home during racing season?

Winter is when many seasonal residents and out-of-town visitors are in South Florida, and racing season runs through those same months. More people in town means more people walking through open houses. But more attention does not fix a price that is too high. With homes taking a median of 133 days to sell (Redfin, October 2026), a listing that starts in late November may not close until spring if it is not priced to the market.

If you are deciding when to list, think about your own timeline first: when you need to move, when you need the money, and whether your unit shows better in season. Then price it so it lands with the faster group of homes, not the slower one. You can see more on how I help owners sell here on my Hallandale Beach seller page.

Frequently asked questions

How long does it take to sell a home in Hallandale Beach right now?

The median is 133 days on market, up from 124 days a year ago (Redfin, October 2026). Homes that are priced right from the start can go pending much faster; Redfin's "hot" homes go pending in about 52 days.

Are home prices in Hallandale Beach going down?

The median sale price was $288,299 over the three months ending October 2026, down 3.6% year over year (Redfin, October 2026). Prices vary a lot by building, size and view, so your home's value depends on recent sales of similar units.

When does the Gulfstream Park racing season start?

The Championship Meet runs from November 26, 2026, through March 28, 2027, and the Pegasus World Cup is on January 30 (Gulfstream Park).

About the author: Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

If you want to sell in the spring, the best time to list your Sunny Isles Beach condo is late fall: the median home here took 175 days to sell in October 2026 (Redfin, October 2026). In 2026, more homes sold in April (203) than in any other month, and the homes that sold that month had the shortest median time on market of the year, 159 days (Redfin, April 2026).

So the spring closings are mostly listings that went on the market the fall and winter before. Here is what the numbers say and how to use them for your own timing.

Which month do the most Sunny Isles Beach homes sell?

Spring has been the peak for closed sales in Sunny Isles Beach three years running. In 2026, April led with 203 homes sold. In 2025 the top months were April (196) and May (195), and in 2024 the peak was May, with 265 sales (Redfin monthly data, 2024 to 2026).

The slowest month for closings this year was January, with 167 homes sold (Redfin, January 2026).

How long will my condo take to sell if I list it now?

The median days on market in Sunny Isles Beach was 175 in October 2026, compared with about 170 a year earlier (Redfin, October 2026). That is close to six months from listing to sale for the typical home.

If you list in mid-November and your condo sells at that median pace, you are looking at a sale around early May, right in the spring window. If you wait until March to list, the same pace pushes your sale into late summer or early fall, when sales were lower this year: 184 in August and 186 in September, versus 203 in April (Redfin, 2026).

The speed difference is real too. Homes that sold in January 2026 had a median of 197 days on market, versus 159 for homes that sold in April (Redfin, 2026).

Do I get a better price if I sell in the spring?

A little. The sale-to-list ratio in Sunny Isles Beach peaked at 93.6% in April 2026 and was lowest at 91.3% in January 2026 (Redfin). On a $660,000 condo, that 2.3-point gap is roughly $15,000.

But timing does not fix an overpriced listing. In October 2026, 32.8% of homes for sale in Sunny Isles Beach had a price drop, up 3.8 points from a year earlier, and only 1.7% sold above list price (Redfin, October 2026). The median sale price over the three months ending October 2026 was $659,541, up 12.1% from a year earlier (Redfin, October 2026). Units priced above the competition in your building sit in any month. If that is your situation, read how to price your condo when so many units are for sale.

What should I do between now and listing day?

• Gather your building documents early: the current budget, recent assessments, and the building's milestone inspection and structural reserve study status. Buyers and lenders ask for these, and Florida's newer condo laws made them a bigger part of the sale.
• Price off recent closed sales in your own building and line, not off what neighbors are asking.
• Book photos and video before the listing goes live, so you are not losing weeks once the season starts.
• Fix the small things a buyer will notice on the first walk-through: paint touch-ups, lighting, balcony doors and AC service.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving).

If you want to know what your condo would sell for and how long similar units are taking, start with my guide to selling a home in Sunny Isles Beach or ask for a free home value.

Frequently asked questions

Is November too late to list my Sunny Isles Beach condo for the season?

No. With a median of 175 days on market (Redfin, October 2026), a November listing lines up with the spring months, when the most Sunny Isles Beach homes sold in 2026.

What is the slowest month to sell in Sunny Isles Beach?

In 2026, January had the fewest sales (167) and the longest median days on market (197) of the year (Redfin, January 2026).

Should I wait for prices to go up before I list?

Prices over the three months ending October 2026 were up 12.1% from a year earlier, but 32.8% of homes for sale had a price drop (Redfin, October 2026). Pricing right against today's competition matters more than waiting for the market.

About the author

Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

If your Aventura condo isn't selling, the most likely reason is price: the typical Aventura home sold for about 7% below list price and went pending in around 135 days, while the homes Redfin calls "hot" sold for about 2% below list and went pending in around 57 days (Redfin, September 2026). In other words, the gap between what's selling and what's sitting is usually how close the list price is to what buyers think the unit is worth on day one.

Here's what the numbers say about the Aventura market right now and what you can do about a listing that has stalled.

How slow is the Aventura market right now?

Slow, but not as slow as last year. The median Aventura home took 137 days to sell over the three months ending September 2026, compared with 165 days a year earlier. The median sale price was about $457,000, down 3.8% year over year, and 214 homes sold, up from 186 (Redfin, September 2026).

Redfin gives Aventura a Compete Score of 3 out of 100, "Not Very Competitive," and notes that multiple offers are rare (Redfin, September 2026). So buyers are out there and more of them are closing than last year, but they are taking their time and negotiating.

That means a slow showing schedule in the first few weeks is normal. A listing that has been active for months with almost no showings is a different story.

What separates the condos that sell from the ones that sit?

The data points to three things.

• Pricing from day one. Hot homes sold at about 2% under list; the average home sold at about 7% under list (Redfin, September 2026). The units that move tend to be priced near the real market from the start, so buyers don't feel they need a big discount.
• Price cuts are common. 31.4% of Aventura homes had a price drop (Redfin, September 2026). If your unit is one of them, buyers can see that history, and a listing that keeps drifting down can look like there's a problem with it.
• Comparison with the unit next door. In a building with several units for sale, buyers line them up side by side: price per square foot, view, floor, renovations, and the building's fees and assessments. Your unit has to win that comparison, not just look good on its own.

Sale-to-list across Aventura was 93.1%, up 1.3 points from a year ago, and 4.3% of homes sold above list price (Redfin, September 2026). Sellers who price right still get close to asking.

Should I lower my price or change something else first?

Start by checking the facts before you cut. Look at what has actually closed in your building and the buildings around it in the last few months, not just what is listed. Asking prices in Aventura are often well above where units close.

Then look at how the listing is being shown. Are the photos current and bright? Does the listing explain the building's fees, any special assessment, and where the association stands on its inspections and reserves? Buyers in 2026 ask about those right away, and a listing that answers them up front avoids scaring people off later.

If the showings are steady but no offers come in, the price is usually the issue. If there are almost no showings, it may be the price, the presentation, or both.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving).

How long should I give it before making a change?

With a median of 137 days on market in Aventura (Redfin, September 2026), a few quiet weeks don't mean you've failed. But the first weeks on market are when your listing gets the most attention from buyers who are already watching the area.

A good rule: decide your review points before you list. Agree with your agent on what you'll look at after the first few weeks (showings, saves, feedback) and what you'll change if the numbers aren't there. That way a price adjustment is a plan, not a panic move.

If you're thinking about selling, or your current listing has stalled, you can read more about selling a home in Aventura or ask me for a free home value based on recent closed sales in your building.

FAQ

How long does it take to sell a condo in Aventura right now?

The median Aventura home took 137 days to sell over the three months ending September 2026, down from 165 days a year earlier (Redfin, September 2026).

How much below asking do Aventura homes sell?

The average home sold for about 7% below list price, and the sale-to-list ratio was 93.1%. Homes Redfin labels as hot sold for about 2% below list (Redfin, September 2026).

How many Aventura sellers are cutting their price?

31.4% of Aventura homes had a price drop, about the same as a year ago (Redfin, September 2026).

Source for all market numbers: Redfin, Aventura housing market, data for September 2026.

About the author

Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

Yes, fall 2026 is a workable time to sell in Hollywood, FL, as long as you price it right: homes are selling for a median of $479,772, essentially flat from last year (down 0.048%), and taking a median of 91 days to sell, 12 days faster than a year ago (Redfin, September 2026). Sales are up too, with 567 homes sold in September versus 527 a year earlier, up 7.5% (Redfin, September 2026).

If your home is anywhere near downtown, one of the easiest things to show a buyer is ArtsPark at Young Circle. Here is a short guide to the park, and then what the numbers mean for you as a seller.

What is ArtsPark at Young Circle?

ArtsPark sits in the 10-acre circle at US 1 and Hollywood Boulevard, at 1 Young Circle, Hollywood, FL 33020. The circle is named after Joseph Wesley Young, the city's founder (City of Hollywood).

The city lists the park as open 7 a.m. to 11 p.m. every day (City of Hollywood). Inside the circle you will find:

• An amphitheater with a 60 x 40 foot main stage and lawn seating for 2,500 people
• A playground and splash pad, which the city calls the busiest attraction in the park
• The Visual Arts Pavilion, with a free gallery and live glass blowing
• A dog park, a walking path (about 2.36 laps to the mile), picnic areas and open lawn
• Five baobab trees, which the city says you can see in only a few places in the United States

The city also lists Friday movie nights at 8 p.m. and concerts at the amphitheater. Check the city's calendar for current dates before you plan around one.

Why does ArtsPark matter to buyers in downtown Hollywood?

ArtsPark is the anchor of downtown. Hollywood Boulevard and Harrison Street hold the historic and commercial business district, and the downtown redevelopment district covers about 580 acres around the park (City of Hollywood).

For a buyer, that means a walkable answer to "what is there to do here?" If your condo or house is a short walk or drive from Young Circle, say so in the listing and show it. Buyers relocating from up north or from Miami-Dade often do not know downtown Hollywood at all, and the park is the fastest way to explain it.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving).

Is now a good time to sell my home in Hollywood, FL?

It can be, but this is not a market that rewards guessing high. Redfin rates Hollywood "not very competitive," with a Compete Score of 14 out of 100 and multiple offers described as rare (Redfin, September 2026).

Here is what the September numbers say:

• Median sale price: $479,772, down 0.048% year over year
• Median days on market: 91, compared with 103 last year
• Sale-to-list price: 95.3%, up 0.7 points from last year
• Homes sold above list price: 9.9%
• Homes with price drops: 30.8%, down 2.6 points from last year

All figures: Redfin, Hollywood, FL, September 2026.

So prices are holding, sales volume is up, and homes are moving a little faster than last year. But nearly one in three listings still had to cut the price, and the typical home sold for about 5% under its asking price.

How should I price my Hollywood home to sell this season?

Price off recent closed sales, not off what the neighbor is asking. With a 95.3% sale-to-list ratio, a home listed well above the comps usually sits, takes a price drop and ends up selling for less than it would have at the right number from day one.

Redfin notes that "hot" homes in Hollywood can sell close to list price and go pending in around 44 days, roughly half the typical time (Redfin, September 2026). Those are usually homes that are clean, well photographed and priced in line with the market from the start.

If you want to know where your home actually stands, start with a free home value and a look at what has sold near you. You can read more about my approach on the selling a home in Hollywood, FL page.

FAQ

How long does it take to sell a home in Hollywood, FL right now?

The median was 91 days on market in September 2026, down from 103 days a year earlier (Redfin, September 2026).

Are home prices in Hollywood, FL going down?

Not meaningfully. The median sale price of $479,772 was down just 0.048% from last year, which is essentially flat (Redfin, September 2026).

Do homes in Hollywood, FL sell for asking price?

Most do not. The average sale-to-list ratio was 95.3%, and only 9.9% of homes sold above list price (Redfin, September 2026).

About the author: Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

If you lived in your North Miami Beach condo for at least two of the last five years and you have a real gain, selling usually comes out ahead, because you can exclude up to $250,000 of that gain from your income, or up to $500,000 on a joint return (IRS Topic 701). If you're only thinking of renting to wait out a slow market, know that the median condo here sold after 177 days in September at a median price that was flat from a year earlier (Redfin, September 2026).

Renting can still be the right call, but it has to work on its own numbers.

What is the North Miami Beach condo market doing right now?

For condos and co-ops in North Miami Beach (all Redfin, September 2026):

• Median sale price: $224,977, down 0.01% from a year ago.
• Median days on market: 177, up 17 days from a year ago.
• Sale-to-list price: 94.0%, so the typical condo sold for about 6% under asking.
• Condos with price drops: 30.4%.
• Condos sold in September: 69, up 148.1% from a year ago.

That last number matters. Buyers are negotiating, but condos are selling here. So the real question is whether you'd net more by selling now or by holding the condo as a rental.

What do you give up on taxes if you rent instead of sell?

The biggest item is the home sale exclusion. To get it, you need to have owned the home and used it as your residence for at least 24 months of the 5 years leading up to the sale, and you must meet both tests during that 5-year period (IRS Topic 701).

In plain terms, the clock starts when you move out. If you rent the condo for more than about three years after that, you stop passing the use test, and the gain you could have excluded may become taxable.

Renting also adds depreciation. You can't exclude the part of your gain equal to depreciation allowed or allowable on a rental for periods after May 6, 1997 (IRS Publication 523). I'm a Realtor, not your CPA, so check your numbers with your tax professional.

What happens to your homestead if you rent the condo out?

The Miami-Dade Property Appraiser says that renting your home for more than 30 days in two consecutive years makes you ineligible for the Homestead Exemption and the Save Our Homes cap. If the home is rented on January 1, you're also not eligible for Homestead that year and you lose the cap (Miami-Dade Property Appraiser).

The Save Our Homes cap limits yearly increases in your assessed value to 3% or the change in the Consumer Price Index, whichever is lower. If you've owned for a long time, the gap between your assessed value and market value is the benefit at risk.

The same flyer warns that failing to report a rental on time can mean the benefits are collected retroactively, plus a 50% penalty and 15% interest per year. Before you sign a lease, ask the Property Appraiser what your bill would look like without Homestead.

Will the rent actually cover your costs?

Use real rents from recent leases in your building, not an online estimate. Then subtract everything:

• Association dues and any special assessments, which stay your responsibility.
• Your mortgage, condo insurance and the higher property tax without Homestead.
• Repairs, empty months between tenants and any property manager.
• Income tax on the rental profit.

Next, read your condo documents. Associations can have their own leasing rules, including tenant approval, so confirm what your building allows. If reserves or inspections are likely to raise your dues, that hits a landlord too. I covered those rules in How Do Florida's New Condo Laws Affect Selling a Condo in Sunny Isles Beach? The same state rules apply to North Miami Beach buildings.

So when should you sell, and when should you rent?

Selling usually fits if you pass the two-of-five-year test and have a gain worth protecting, your monthly costs are close to or above the rent, or your building has big expenses coming. Renting usually fits if the rent clearly beats every cost above, your condo docs allow it, and you have a reason to hold beyond a slow market.

If you do sell, the first price matters, with 30.4% of condos cutting price (Redfin, September 2026). I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving).

Start with my guide to selling a home in North Miami Beach or get a free home value to compare your net from selling against your rental numbers.

FAQ: Selling or renting a condo in North Miami Beach

How long can I rent my condo and still get the home sale tax exclusion?

You need 24 months of ownership and residence within the 5 years before the sale (IRS Topic 701), so generally about three years after you move out. Depreciation is still not excludable (IRS Publication 523).

Will I lose my homestead exemption if I rent my condo in Miami-Dade?

Yes, if you rent for more than 30 days in two consecutive years, or if the home is rented on January 1. You lose the Save Our Homes cap too (Miami-Dade Property Appraiser).

How long does it take to sell a condo in North Miami Beach?

The median condo took 177 days in September 2026, up 17 days from a year earlier, and sold at 94.0% of list price (Redfin, September 2026).

About the author: Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

Yes. On the standard Florida condo contract rider, you state in writing any special assessment that has been levied or that showed up on the association's agenda or in its minutes in the 12 months before the contract, and if you leave one out, you pay it in full at closing (Florida Realtors/Florida Bar Condominium Rider, 2025 revision). Even without that rider, Florida courts have held since 1985 that a home seller must disclose known facts that materially affect value and that a buyer can't readily see (Johnson v. Davis).

So the real question is how you handle it so the assessment doesn't cost you the sale. In Hallandale Beach right now, homes take a median 124 days to sell and close at 92.7% of list price, and 32.6% of homes have had a price drop (Redfin, September 2026). Buyers have time and choices. A late surprise gives them a reason to walk.

What exactly do I have to tell a buyer about a special assessment?

Tell them what you know, in writing. The rider has you list any assessment already levied and any that is pending, which it defines as an item on the agenda or in the minutes of the association within 12 months before the contract's effective date.

Pull your board minutes and agendas for the past year instead of relying on memory. Under Florida law the association has to send owners a written notice giving the specific purpose of any special assessment (Fla. Stat. 718.116), so keep that letter handy for your buyer.

Who pays a special assessment when I sell my Hallandale Beach condo?

Whoever the contract says. Florida's condo statute doesn't split it for you, so it gets negotiated, and the rider gives you the boxes to do it:

• Lump-sum assessments levied as of the effective date: you check Buyer or Seller. Left blank, the seller pays.
• Installments due on or before closing: the seller pays them.
• Installments due after closing: you check Buyer or Seller. Left blank, the buyer pays.
• If the association won't let the assessment be assumed: the seller pays it in full at or before closing.

Florida makes a new owner jointly and severally liable with the previous owner for unpaid assessments that came due up to the transfer of title (Fla. Stat. 718.116).

The closing number comes from the estoppel certificate. The association has 10 business days to issue it after a request, and it must itemize assessments and special assessments owed, plus what comes due during its effective period, which is 30 days, or 35 if it was sent by regular mail (Fla. Stat. 718.116). You can request one before you list to see your number, then get a fresh one for closing if it expires.

What documents does a buyer get, and how long can they back out?

A resale buyer is entitled, at your expense, to current copies of the declaration, articles, bylaws and rules, the annual financial statement and budget, and the FAQ sheet. They also get the milestone inspection summary if your building has one, the most recent structural integrity reserve study or a statement that none was completed, and any turnover inspection report done on or after July 1, 2023 (Fla. Stat. 718.503).

If the buyer doesn't have those documents more than 7 days before signing, not counting Saturdays, Sundays and legal holidays, the contract is voidable. The buyer then gets 7 days, on the same count, after signing and receiving them. That right can't be waived and ends at closing. Handing the package over early shortens the risky part of a deal.

Will a special assessment hurt my sale price in Hallandale Beach?

It can, and this market gives you little cushion. The median sale price in Hallandale Beach was $264,874, down 9.44% from a year earlier, and only 3.4% of homes sold above list (Redfin, September 2026). Buyers compare your all-in cost, not just your asking price.

You have three ways to deal with it: pay it off before listing, price the unit to reflect it, or offer a credit and leave it with the buyer. Which works depends on the amount and on what competing units in your building are doing. More on my page about selling a home in Hallandale Beach.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving).

This is general information, not legal advice. Have a Florida real estate attorney or your title company review your specific contract.

Frequently asked questions

Do I have to disclose a special assessment that hasn't been voted on yet?

If it was on the association's agenda or in its minutes in the 12 months before the contract, the rider treats it as pending, so list it (Florida Realtors/Florida Bar Condominium Rider).

Can a buyer cancel over a special assessment?

The rider's assessment section only allocates who pays. It doesn't create a cancellation right on its own. A buyer can still cancel within the 7-day document period if the contract is voidable (Fla. Stat. 718.503).

How do I find out the exact amount owed on my unit?

Request an estoppel certificate from your association. It has 10 business days to issue it, and the certificate itemizes what's owed and what's scheduled to come due (Fla. Stat. 718.116).

About the author: Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

Homes in Sunny Isles Beach sold for a median of $645K over the three months ending September 2026, down 7.6% from a year earlier, and the typical home took 176 days to sell (Redfin, September 2026). If you live near the Newport Fishing Pier and are thinking about selling, that is the market you are walking into: buyers are there, but they take their time and they negotiate.

This guide covers the pier itself, what it means for homes around it, and what you should know before you list.

What is there to do at the Newport Fishing Pier?

The Newport Fishing Pier sits on the ocean at 16501 Collins Avenue, where Sunny Isles Beach Boulevard meets Collins. It is the main public beach access point in that part of the city, with a lifeguard station, restrooms, showers, bike racks, a restaurant and a stop on the community shuttle (City of Sunny Isles Beach).

• Walking the pier is free for everyone.
• Fishing is free with a Sunny Isles Beach Resident ID card and $10 for non-residents.
• Hours: noon to 9 p.m. on Monday, Wednesday and Friday, and 7 a.m. to 9 p.m. on Tuesday, Thursday and weekends.
• Parking is metered at Pier Park, enforced 24 hours a day, with a small lot of spaces, so the shuttle or a bike is often easier.

A few rules to know before you go: shoes on at all times, no pets, no glass, no smoking, no alcohol, and fishing only east of the yellow line with a three-rod limit (City of Sunny Isles Beach).

What are homes selling for in Sunny Isles Beach right now?

Here are the latest numbers for the whole city, all home types (Redfin, September 2026):

• Median sale price: $645K, down 7.6% year over year.
• Median price per square foot: $438, down 12.4% year over year.
• Median days on market: 176 days, up from 148 days a year earlier.
• Sale-to-list price: 92.8%, meaning the typical home closed about 7% below its asking price.
• Homes with price drops: 32.2%, up 2.7 points from last year.
• Homes sold above list price: 1.7%.

Put simply: prices are lower than last year, homes take close to six months to sell, and about one in three sellers cuts the price before they find a buyer.

Does living near the pier help when I sell?

It helps you get attention, but it does not set your price for you. Beach access, a walkable pier and a shuttle stop are things buyers ask about, and they are worth showing in your listing. But buyers in Sunny Isles Beach compare your unit against many others in towers along the same stretch of Collins Avenue, and with a 92.8% sale-to-list ratio (Redfin, September 2026), they are clearly pushing back on asking prices.

What actually moves a sale here is a price that matches recent closed sales in your building and the ones next to it, a clean and well-lit unit, and clear answers about the building: assessments, reserves and inspections. If you need a refresher on those, read how Florida's condo laws affect selling in Sunny Isles Beach.

How should I price my home if it is near the pier?

Start with what has sold, not what is listed. With 32.2% of homes taking a price drop (Redfin, September 2026), many active listings are still asking more than buyers will pay. If you price with the closed sales, you have a better chance of selling in the first few weeks instead of chasing the market down. I go deeper on this in how to price your condo when so many units are for sale.

Then show buyers the lifestyle. I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving). For a home near the pier, that means the walk to the sand, the pier at sunset and the shuttle stop, so a buyer from out of town can picture daily life before they fly in.

For more on selling here, see my guide to selling a home in Sunny Isles Beach, or get a free home value based on recent sales near you.

FAQ

How long does it take to sell a home in Sunny Isles Beach?

The median was 176 days on market over the three months ending September 2026, up from 148 days a year earlier (Redfin, September 2026). A well-priced home can sell faster, but plan for several months.

Are home prices in Sunny Isles Beach going down?

Yes, for now. The median sale price was $645K, down 7.6% year over year, and the median price per square foot was $438, down 12.4% (Redfin, September 2026).

Is the Newport Fishing Pier free?

Walking on the pier is free for everyone. Fishing is free for Sunny Isles Beach Resident ID cardholders and $10 for non-residents (City of Sunny Isles Beach).

About the author: Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

Most homes in Aventura are taking a little over four months to sell right now: the median home sold after 137 days on the market in the three months ending September 2026, which is 27 days faster than a year earlier (Redfin, September 2026). The well-priced ones move much faster, since Redfin estimates that hot homes in Aventura go pending in around 67 days, while the average home takes around 134 days (Redfin, September 2026).

Those numbers cover all home types in Aventura, condos included. So if you are thinking about listing your unit this fall or winter, here is what the timeline really looks like and what you can control.

What do the latest Aventura market numbers say?

Here is where Aventura stood for the three months ending September 2026, all from Redfin:

• Median sale price: $456,782, down 3.8% from a year earlier.
• Homes sold: 214, up 15.2% year over year.
• Median days on market: 137, down 27 days year over year.
• Sale-to-list price: 93.1%, up 1.3 points.
• Homes sold above list price: 4.3%.
• Homes with price drops: 31.4%.

The short version: more homes are selling than last year, and they are selling a bit faster, but buyers are negotiating. The typical home closed at about 93 cents on the dollar of its list price, and almost one in three sellers cut their price before selling.

Why do some Aventura condos sell in two months while others sit for six?

Redfin's numbers show the gap clearly. The average Aventura home sells for about 7% below list price and goes pending in around 134 days. Hot homes sell for about 2% below list and go pending in around 67 days (Redfin, September 2026). The difference almost always comes down to a few things:

• Price versus the units for sale in your building. Buyers in Aventura usually compare several units in the same tower or the one next door. If yours is priced above a similar unit with a better view or a newer kitchen, it will sit.
• The building's paperwork. Buyers and their lenders now look closely at the association's budget, reserves and inspection reports. A building with its documents in order is easier to sell in.
• Condition and presentation. Clean, bright, well-photographed units get the showings. Dated units can still sell, but the price has to reflect the work.

The first price you choose matters most. A unit that starts too high often ends up being one of the 31.4% that cut their price, and by then it has lost its first weeks of attention.

What happens after I accept an offer on my Aventura condo?

Days on market is only part of the timeline. Once you are under contract, there is still the buyer's review of the condo documents, their inspection and financing, the association's approval process if your building has one, and closing.

Under Florida law, a resale buyer is entitled, at the seller's expense, to current copies of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study (or a statement that none has been completed), and the condo "Frequently Asked Questions and Answers" sheet. If the buyer did not get those documents before signing, they can cancel the contract within 7 days, excluding weekends and legal holidays, after signing and receiving them (Florida Statutes section 718.503).

That is why it pays to request these documents from your association before you list. If they are ready on day one, the buyer's review clock starts right away instead of waiting on the management office.

How can I sell my Aventura condo faster?

• Price it against recent sales and active listings in your own building, not just the city median.
• Gather the association documents, including the milestone inspection summary and reserve study, before you list.
• Fix the small things buyers notice in photos: lighting, paint, balcony, clutter.
• Be ready to respond quickly to the first serious offer, because that is when your listing gets the most attention.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving).

If you want to see what your unit could sell for and how long similar units in your building have taken, start with my guide to selling a home in Aventura or request a free home value.

Frequently asked questions

Is now a good time to sell a condo in Aventura?

Demand is up: 214 homes sold in Aventura in the three months ending September 2026, 15.2% more than a year earlier, and homes sold 27 days faster. Prices are softer, with the median sale price down 3.8% to $456,782 (Redfin, September 2026). Sellers who price to the market are getting deals done.

How much below asking price do Aventura homes sell for?

The typical Aventura home sold for 93.1% of its list price in the three months ending September 2026, and only 4.3% sold above list (Redfin, September 2026).

What documents do I need to sell my condo in Florida?

The buyer is entitled to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, and the FAQ sheet, at your expense (Fla. Stat. 718.503). Request them from your association before you list.

About the author: Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, Hallandale Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, and 5.0 on Google. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892

In Florida, you have to give your buyer a written flood disclosure at or before the time you sign the sales contract, telling them whether you know of flooding that damaged the home while you owned it, whether you filed a flood insurance claim, and whether you received federal aid such as FEMA assistance for flood damage (Fla. Stat. 689.302, in effect since October 1, 2025). In Hollywood that question comes up in almost every sale, because 70% of properties in the city are at risk of severe flooding over the next 30 years (First Street Foundation data on Redfin, viewed October 2026).

Here is what the rule means for you as a Hollywood seller, and how to handle it without scaring off buyers.

What exactly does the Florida flood disclosure form ask?

The statute spells out the form. As the seller, you answer three questions about your time owning the home:

• Do you know of any flooding that damaged the property while you owned it?
• Have you filed a claim for flood damage with an insurance company, including the National Flood Insurance Program?
• Have you received help for flood damage from a federal program, including FEMA?

The form also defines "flooding" broadly. It covers overflow of inland or tidal waters, a fast buildup of runoff or surface water from a source like a canal or drainage ditch, and prolonged standing water from rain. So water that came in during a heavy summer storm or a king tide counts, not only a hurricane.

The form also tells the buyer that standard homeowners insurance usually does not cover flood damage and encourages them to talk to an insurance agent about separate flood coverage (Fla. Stat. 689.302).

Does the flood disclosure apply to condos in Hollywood?

The statute applies to residential real property and does not carve out condos. The 2025 changes also require condo and co-op developers to disclose flood history for units and common areas, and buyers of those units get a 15-day right to cancel if the disclosure is missing or misleading (Association of State Floodplain Managers summary).

If you are selling a condo on the beach side or along the Intracoastal, plan on filling out the form just like a single-family seller. Ask your association what it knows about past water in the garage or lobby, so your answers are complete.

What happens if I don't disclose past flooding?

The law does not list a fine for sellers, but leaving it out is still a real risk. Legal summaries of the 2025 update note that a buyer who suffers a substantial loss can pursue claims such as fraudulent misrepresentation or failure to disclose a material defect (Phelps Dunbar). Insurance claims and FEMA payments leave a paper trail, so a buyer's insurance agent or attorney can often find them anyway.

The safer move is to disclose clearly, attach what you have (repair invoices, the adjuster's report, elevation certificate) and let the facts speak. I'm not an attorney, so have a real estate lawyer review anything unusual.

Will disclosing a flood claim hurt my sale price in Hollywood?

It depends on how you present it and what the market looks like. Right now Hollywood buyers have time to compare. The median sale price was $479,772, about flat year over year (down 0.048%), and the median home sat 91 days before selling, down from 103 a year earlier (Redfin, September 2026).

Homes sold for 95.3% of list price on average, and 30.8% of homes for sale had a price drop (Redfin, September 2026). In a market like that, buyers negotiate on anything that makes them nervous. A clear story beats a surprise in the middle of the inspection period.

What helps most:

• Pull your claim history and any FEMA paperwork before you list, not after you get an offer.
• Document the repairs: who did the work, what was replaced, and permits if any were pulled.
• Get your flood zone from the FEMA Flood Map Service Center and an elevation certificate if you have one, so buyers can get a flood insurance quote early.
• Price the home with the disclosure in mind, so you are not forced into a bigger cut later.

I market every listing the way I show neighborhoods on my YouTube channel: video tours of the home and the area around it (https://www.youtube.com/@miamifineliving). If your home had water damage and was fixed the right way, that is something we can show and explain up front.

If you are thinking about selling in Hollywood, see my guide to selling a home in Hollywood, FL.

FAQ

When do I have to give the buyer the flood disclosure?

At or before the time the sales contract is signed (Fla. Stat. 689.302). Have it ready before you accept an offer.

My home never flooded. Do I still fill out the form?

Yes. The form is part of the sale either way, and answering "no" to each question is still a disclosure. It only covers what happened while you owned the home.

Does being in a flood zone mean I have to disclose flooding?

Not under this form. It asks about actual flood damage, claims and federal assistance during your ownership, not your FEMA zone. Buyers will still look up the zone, so have it ready, and if you know of water problems a buyer couldn't easily see, ask your attorney about disclosing those too.

About the author

Roman Ivanov is a South Florida listing agent with Miami Fine Living by Roman Ivanov (Real Broker, LLC), helping homeowners sell condos and single-family homes in Aventura, Sunny Isles Beach, North Miami Beach and Hollywood. 160 career sales, licensed in Florida since 2014, 5.0 on Google, and fluent in English and Russian. Free home value: https://www.miamifineliving.net/home-value/ · (786) 909-4892