South Florida’s Ultra‑Luxury Real Estate Market Soars in November 2025
Quick Summary
- Near-record $10M+ sales pace
- Domestic wealth migration continues
- Cash buyers blunt rate impacts
- New builds absorb fast; supply tight
- Miami value holds global appeal
Despite higher interest rates cooling many U.S. housing markets, South Florida’s ultra-luxury real estate sector is surging. A new report on November 2025 shows that new construction ultra-luxury condominiums and estates in Miami and the broader South Florida region are booming, defying national trends. Homes statewide have been sitting longer on the market (Florida’s median listing took 98 days in early November, vs. 77 days nationally), and nearly 44% of sellers have cut prices amid a more buyer-friendly climate. Yet at the very top of the market, South Florida is a different story. Multi-million-dollar transactions are approaching record highs, cash-rich domestic buyers are flooding in, and new trophy condo developments are selling briskly. Below we break down five key insights explaining why South Florida’s ultra-luxury new construction market is not just holding strong, but gaining momentum in late 2025.
1. Ultra‑Luxury Sales Near Record Highs
South Florida’s ultra-premium home sales are on pace for a banner year. Through November, the region (Miami-Dade, Broward, and Palm Beach counties) has been averaging a high volume of deals in the $10 million-plus range. In fact, 2025 is projected to reach about 426 ultra-luxury home sales (priced $10 M and up) by year-end – just shy of the all-time record of 444 set in 2021. This torrid sales pace at the very top end underscores unprecedented demand for elite properties. For context, the overall residential market also accelerated into the fall: in September, total dollar volume across the tri-county area jumped 13% year-over-year to $4.3 billion, and October saw Miami home sales up 7% from a year prior. All of this has occurred despite official statistics excluding most new development transactions, which aren’t captured in MLS data. It’s a remarkable showing of strength for South Florida’s luxury market, approaching the frenzy of the 2021 boom yet grounded in real demand.
Notably, high-end activity is surging across property types. Existing single-family sales in Miami-Dade climbed 7% year-over-year in October, and condominium sales jumped by a similar rate. Transactions above $1 million increased nearly 20% in that month, reflecting a deep pool of affluent buyers. Ultra-luxury deals ($10M+) alone totaled 262 sales in the first nine months of 2025, putting the region on track for that near-record 426 sales by December’s close. Such robust absorption of eight-figure properties signals strong investor confidence in South Florida real estate. “Miami is where ultra-high-net-worth individuals want to live,” notes the Miami Association of Realtors Chairman, crediting factors like Florida’s tax advantages and pro-business climate for drawing in buyers. In short, the ultra-luxury market is hitting levels of demand not seen since the pandemic-era frenzy.
2. Domestic Wealth Migration Fuels Demand
A wave of affluent domestic buyers is helping power this luxury real estate boom in South Florida. Wealthy Americans are relocating to the Sunshine State in record numbers, bringing both their capital and their confidence to the property market. Recent IRS migration data confirms that Florida gained more high-earning new residents than any other state – nearly 30,000 high-income households in one year, the #1 net gain nationally. Miami has effectively become a “millionaire magnet”: the region’s millionaire population nearly doubled (+94%) over the past decade, now reaching roughly 39,000 millionaires as of 2024. This influx of prosperous buyers – often seeking primary or second homes in Miami’s sunny, tax-friendly environment – has been a key driver of surging luxury housing demand.
Crucially, much of this new buying power is homegrown (domestic) rather than international. While foreign investors have long coveted Miami real estate, the current market sees U.S. buyers contributing nearly half of all new construction luxury condo purchases (48%). Many are migrating from high-tax, high-density states like New York, New Jersey, and California, drawn by Florida’s lack of state income tax, business-friendly policies, and year-round resort lifestyle. Tellingly, Miami-Dade County is processing 22% more out-of-state driver’s license swaps now than it did pre-pandemic, a concrete indicator of net domestic migration into the area. In interviews, developers note that domestic demand has “consolidated” the market’s strength even as international buying expands. Indeed, South Florida’s luxury sector is uniquely benefiting from two complementary buyer streams: local U.S. wealth relocating for a better life, and global investors seeking a safe haven. The domestic side of that equation provides a foundation of end-user demand (families, executives, entrepreneurs) that is arguably more stable than purely speculative foreign money. It’s a trend of high-net-worth Americans rebalancing their portfolios into Florida real estate, and it lends the market a strong sense of momentum and credibility.
3. Cash Buyers and Market Resilience
Another major factor setting South Florida’s luxury market apart is the prevalence of cash buyers, which has made the sector remarkably resilient to rising interest rates. Miami is America’s No.1 metro for all-cash home sales, and nearly 43% of all Miami purchases in early 2025 were done in cash. By October, all-cash deals in Miami were up 17% year-over-year, far above the national average. This means almost half of buyers at the high end are not dependent on financing, shielding the market from the impact of elevated mortgage rates. “Market declines are fueled by debt, not cash,” explains Miami Realtors Chairman Eddie Blanco, noting that Miami’s high cash share insulates it against rate shocks and reflects how “committed buyers are to Miami real estate”. This ample cash liquidity has kept deal flow humming even as borrowing costs elsewhere sidelined some buyers.
International investors also contribute to this cash-heavy dynamic, further reinforcing the market’s strength. Foreign buyers often pay in cash and seek asset stability, which is exactly what Miami offers. A groundbreaking survey this year revealed that foreign buyers purchased 49% of all new construction condo units in South Florida over an 18-month span (ending mid-2025). By November, that global share had ticked even higher – 52% of new developer units have gone to international buyers over the past 22 months, with 73 different countries represented among recent purchasers. Many of these overseas investors are seeking a safe haven amid economic or political turbulence at home, and view Miami as a secure store of wealth and income potential. The key point is that South Florida’s luxury market stands on a very solid capital base: with debt-free buyers comprising a huge share of transactions, the sector is less vulnerable to credit tightening. High interest rates that have cooled mid-priced home sales are having little effect on the ultra-luxury bracket, where buyers frequently pay outright or put 50%+ down. This dynamic has made the market “recession-resistant” to a degree, and helps explain why luxury sales and prices have kept rising in 2025 even as broader markets normalized.
4. New Construction Supply & Rapid Absorption
South Florida’s skyline is studded with cranes, and new ultra-luxury condo towers continue to rise – yet buyer demand is managing to keep pace with this growing supply. Inventory absorption has accelerated notably over the past year, a sign that new construction units are being snapped up by eager buyers faster than before. As of this fall, the months of supply in the high-end segment has tightened to just about 4.2 months – down from over 6 months a year earlier. Even as developers introduce more product, the market is absorbing units at a brisk clip, cutting months’ inventory by roughly one-third year-on-year.
The pipeline of new ultra-luxury buildings is itself a testament to confidence in the market. In the past year, 320 new ultra-luxury residential units launched in South Florida, up 10% from the previous year. These include branded coastal high-rises and boutique waterfront projects in coveted enclaves like Miami Beach, Brickell, Sunny Isles, West Palm Beach, and Fort Lauderdale. Many of these new developments report strong pre-sales and rapid sell-outs of prime units, especially those offering unique amenities or “billionaire” level features (private pools, marina access, bespoke services). In fact, market experts note that truly prime inventory remains limited in certain ultra-luxury niches – for example, new waterfront penthouses or large estate-ready lots – which adds a sense of urgency for buyers. Competition for the best units can be intense, with some properties receiving multiple offers or going under contract within days of listing in sought-after areas. The absorption rate dropping to 4.2 months reflects this reality: even as more ultra-lux condos come online, they are quickly being purchased, indicating robust confidence from investors and end-users alike.
It’s also worth noting that official sales figures undercount this new construction activity. Because many pre-construction condo sales aren’t entered into the MLS, traditional statistics often understate the true level of market absorption. The Miami Association of Realtors explicitly pointed out that actual total market activity is higher when new development sales are included. South Florida’s developers remain bullish, launching projects that cater to evolving luxury tastes – from wellness-focused high-rises to branded residences with hotel-like services – and finding receptive buyers. The combination of increased supply and faster absorption suggests a healthy equilibrium: new projects are providing fresh opportunities, and the market has enough depth of demand to sustain growth without glut.
5. Rising Prices, Yet Miami Remains a Global Bargain
Luxury property values in South Florida are climbing steadily, enriching investors who bought in years ago – but importantly, Miami still offers relative value on the world stage, a fact that continues to attract new buyers. Over the past decade, Miami condo prices have more than doubled (up 108% from 2015 to 2025), a stunning appreciation powered by sustained demand and wealth migration. Even in the last year, prices at the high end have ticked up: for example, the median sales price for Miami luxury condos in Q3 2025 was around $1.8 million, up 4.3% year-over-year. Yet, compared to other elite global cities, Miami real estate still looks like a bargain – a crucial factor luring both domestic and international investors seeking bang for their buck.
For $1 million, Miami offers nearly 58 square meters of prime property – far more space than in other global luxury hubs. This relative affordability is highlighted by the 2025 Knight Frank Wealth Report: $1 million USD buys ~58 m² of prime property in Miami, versus only 34 m² in New York or London, and a mere 19 m² in Monaco. In other words, a dollar stretches almost four times farther in Miami than in Monaco and about 70% farther than in Manhattan or central London. Even compared to Paris, Sydney, or Tokyo, Miami’s luxury real estate offers more space for the money. This value proposition – enjoying a world-class city at “discount” prices relative to other financial capitals – has not gone unnoticed. It’s one reason Miami ranked as the #1 most popular city for ultra-wealthy individuals to purchase second homes globally in a recent survey. For investors, the implication is compelling: there may still be room for significant appreciation as Miami’s pricing catches up to its international peers over time.
Meanwhile, South Florida’s quality-of-life and investment fundamentals underpin those rising values. The region’s job market is booming in sectors like finance and tech (Miami-Fort Lauderdale-West Palm Beach was ranked #3 in the U.S. for skilled job growth in 2025), and Miami is now recognized as a bona fide global financial center (ranked #26 worldwide). These factors contribute to real end-user demand for luxury condos and homes (not just pure investors). Additionally, Florida’s tax advantages and business-friendly climate continue to make owning property attractive for wealthy individuals and companies alike. Even with home values rising, analysts see a long runway: “Miami has demonstrated consistent strength... We can expect this strength to continue in coming years as the domestic market consolidates and the international market expands,” said one development sales executive. The consensus among real estate professionals is that South Florida’s ultra-luxury segment still has growth ahead, buoyed by its unique mix of rising domestic affluence, global investor appeal, and relative value. For prospective investors, that means confidence in this market is well-placed – South Florida’s luxury real estate looks poised to shine even brighter in the years to come.
All indicators point to a strengthening ultra-luxury market – marked by record-nearing sales, an influx of wealthy domestic buyers, high cash liquidity, fast-absorbing new developments, and steadily rising values – fostering a climate of confidence for investors heading into 2026.
FAQs
What is driving South Florida’s ultra-luxury market strength in late 2025?
Multiple forces are converging: near-record $10M+ deal volume, strong domestic wealth migration into Florida, a high share of cash purchases that blunts the effect of higher rates, rapid absorption of new ultra-luxury inventory, and Miami’s continued appeal as a relative value compared with other global luxury hubs.
How big is the $10M+ sales pace in 2025?
Across Miami-Dade, Broward, and Palm Beach counties, 2025 is projected to reach about 426 ultra-luxury home sales priced at $10M and up—just shy of the all-time record of 444 set in 2021. Ultra-luxury deals ($10M+) totaled 262 sales in the first nine months of 2025.
Why are higher mortgage rates having less impact at the top of this market?
Miami has an unusually large share of all-cash buyers, and many high-end purchasers are not reliant on financing. Nearly 43% of Miami purchases in early 2025 were done in cash, helping insulate ultra-luxury activity from elevated mortgage rates.
Why does Miami remain a relative global bargain for luxury buyers?
Even after strong price growth over the last decade, Miami still offers more prime space per dollar than many global peers. A 2025 prime-property comparison cited in the article notes that $1 million buys roughly 58 m² in Miami, versus about 34 m² in New York or London and about 19 m² in Monaco. For curated advisory and access to new development across South Florida, explore MILLION Luxury.
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