# Market Data — REALTOR-Sourced (Attribution-Required)
### LAZARO | MIAMI Relocation Guide Kit — Chart & Callout Source Data

**AI Documentation Metadata**
- **Status**: Active (delivery artifact)
- **Created**: 2026-07-07 EDT by BigMac-Claude-I&O (market-data research agent)
- **AI System**: Claude Opus 4.8 (Anthropic), Claude Code / Agent SDK
- **Operation**: Web research + verification of PUBLISHED REALTOR market statistics
- **Human Oversight**: Yes — Christopher J. Lazaro (Chairman)
- **TOGAF Phase**: n/a (content-production input)
- **Category**: Content source data
- **Compliance**: AI Documentation Mandate v1.1

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## (a) PROVENANCE & ATTRIBUTION HEADER — READ BEFORE USING ANY FIGURE

**ALL statistics in this document are drawn from the PUBLISHED, publicly-distributed
monthly market reports and research releases of the MIAMI Association of REALTORS®
(with RWorld) and Florida REALTORS®.** These organizations publish these headline
figures specifically for public, member, and media distribution and citation.

**This is aggregate published market-statistics reporting — NOT proprietary MLS
listing data.** Citing these headline figures WITH attribution is standard, expected
practice.

**MANDATORY RULE FOR PRODUCTION:** Wherever any figure below is rendered as a chart,
callout, infographic, or lead-magnet stat, it MUST carry a visible attribution line
crediting the source organization and report period (see section (c)). Do not present
these numbers as LAZARO | MIAMI's own proprietary research.

**Freshness note:** Most current verified county data = **May 2026** monthly reports.
Statewide Florida = **April 2026** (most recent fully verified). International buyer
data = **2025 annual** Profile (released Jan 2026). Refresh monthly; MIAMI Realtors
posts new reports ~mid-month.

**Any figure I could not verify from a REALTOR-published source is tagged `[VERIFY]`.**
Do not publish `[VERIFY]` figures without confirming against the source report first.

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## (b) CHART-READY DATA TABLES

### 1. MIAMI-DADE COUNTY — May 2026 (headline residential)
*Source: MIAMI Association of REALTORS® + RWorld, May 2026 Residential Market Report*

| Metric | Single-Family | Condo / Townhouse |
|---|---|---|
| Median sale price | $680,000 | $415,000 |
| Median price YoY | +0.74% | −2.35% |
| Closed sales | 1,042 | 1,022 |
| Closed sales YoY | +10.50% | +5.40% |
| Active inventory (listings) | 4,599 | 12,016 |
| Inventory YoY | −19.13% | −8.91% |
| Months' supply | 5.2 (seller's market) | 12.9 (buyer's market) |
| Median days to contract | 41 | 64 |
| Median days to sale | 80 | 106 |
| Cash sales % | 27.8% | 49.7% |

**Miami-Dade totals (May 2026):** Total closed sales **2,064**, up **+7.9% YoY** —
the ninth consecutive month of year-over-year total-sales gains. Combined cash sales **38.7%**.

**Miami-Dade reference point — January 2026** *(same source):* SF median **$699,990**
(+3.7% YoY from $675,000); condo median **$420,000**; total closed sales **1,869**
(+1.2% YoY); SF sales +2.8%. *(Useful to show the seasonal price arc Jan→May.)*

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### 2. BROWARD COUNTY (Fort Lauderdale / Hollywood) — May 2026
*Source: MIAMI Association of REALTORS® + RWorld, May 2026 Broward Residential Market Report*

| Metric | Single-Family | Condo / Townhouse |
|---|---|---|
| Median sale price | `[VERIFY]` (not broken out in reached sources) | `[VERIFY]` |
| Closed sales | 1,146 | 999 |
| Closed sales YoY | +3.24% | −1.48% |
| Active inventory (listings) | 4,560 | 10,055 |
| Inventory YoY | −22.21% | −16.88% |
| Months' supply | 4.5 (seller's market) | 10.6 (buyer's market) |
| Cash sales % | 22.1% | 52.2% |

**Broward totals (May 2026):** Total closed sales **2,145**, up **+0.9% YoY** (third
consecutive monthly gain). Combined cash sales **36.1%** (vs 35.1% a year earlier).
Luxury note: sales priced **$1M+ climbed 17.6% YoY**.

**Broward median prices — verified from March 2026 report** *(use these until May
prices are confirmed; label the period accurately):* SF median **$600,000** (−5.51%
YoY from $635,000); condo median **$269,700** (−3.68% YoY from $280,000).
*Source: MIAMI Association of REALTORS®, March 2026 Broward report.*

---

### 3. FLORIDA STATEWIDE CONTEXT — April 2026 (verified)
*Source: Florida REALTORS® Research (Chief Economist Dr. Brad O'Connor), April 2026 statewide reports*

| Metric | Single-Family | Condo-Townhouse |
|---|---|---|
| Statewide median sale price | $420,000 | $315,000 |
| Median price YoY | +1.8% | 0.0% (flat) |
| Months' supply of inventory | 4.7 | 8.9 |
| Median days to contract | 44 | `[VERIFY]` |

**Statewide trend callouts:**
- Closed single-family sales rose **~2.5% YoY** in April 2026; new pending sales up **~8% YoY**.
- May 2026 statewide SF median reported at approx **$425,000 (~+2.4% YoY)** — *`[VERIFY]`:
  seen via secondary summary, confirm against Florida REALTORS® May 2026 statewide PDF.*
- January 2026 (reference): 16,298 SF closings (+5.9% YoY), 6,084 condo-townhouse (+5.1% YoY).

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### 4. INTERNATIONAL / FOREIGN BUYERS — 2025 Annual (released Jan 2026)
*Source: MIAMI Association of REALTORS® — 2025 Profile of International Home Buyers*

**Headline:** Miami is the **#1 U.S. market for foreign home buyers.**

| Metric | Value |
|---|---|
| South Florida foreign-buyer share (% of $ volume) | 15% |
| — vs. Florida | 5% |
| — vs. United States | 2% |
| Total foreign-buyer dollar volume (2025) | $4.4 billion (up from $3.1B in 2024) |
| Properties purchased by foreign buyers (2025) | 5,300+ (up from ~4,000 in 2024) |
| Median price paid, South Florida foreign buyers | $558,700 |
| Share of all U.S. international sales in FL metro (Miami) | ~45% of Florida's intl sales |

**Top countries of origin (share of South Florida international closed sales):**

| Country | Share | Median price paid |
|---|---|---|
| Colombia | 15% | $583,000 |
| Argentina | 12% | $458,100 |
| Mexico | 7% | $934,000 |
| Brazil | 7% | $777,400 |
| Venezuela | 5% | `[VERIFY]` |
| Canada | 5% | $500,000 |

**Callout:** Colombia + Argentina together = **27% of all South Florida
international closed sales.**

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### 5. RENTAL MARKET — Feb 2026 (MIAMI Realtors research)
*Source: MIAMI Association of REALTORS® — "Miami Dominates Sunbelt Rental Markets" report (published March 2026, Feb 2026 data)*

| Metric | Value |
|---|---|
| Miami Metro multifamily asking rents, YoY (Feb 2026) | +0.6% |
| Submarkets with rising rents | 16 of 31 |
| Coral Gables | +1.9% |
| Wynwood | +4.7% |
| Miami Downtown | +2.9% |
| Miami Beach | +3.5% |

**⚠️ Do NOT attribute these to MIAMI Realtors:** Third-party average-rent figures
(Zillow ~$3,200; RentCafe ~$2,770; Zumper ~$3,160 as of mid-2026) are from those
private platforms, not REALTOR reports. If used, attribute to the platform by name —
keep them visually separate from REALTOR-sourced data.

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## (c) RECOMMENDED ATTRIBUTION STRINGS (place under each chart)

**Miami-Dade / Broward county charts:**
> Source: MIAMI Association of REALTORS® + RWorld, [Month] 2026 Residential Market Report. Data reflects published monthly market statistics.

**Florida statewide charts:**
> Source: Florida REALTORS® Research, [Month] 2026 statewide market report (floridarealtors.org).

**International buyer charts:**
> Source: MIAMI Association of REALTORS® — 2025 Profile of International Home Buyers.

**Rental charts:**
> Source: MIAMI Association of REALTORS® rental market report, February 2026 data.

**Generic fallback (if space-constrained):**
> Data: MIAMI Association of REALTORS® / Florida REALTORS®, published market reports (2026).

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## (d) EXACT SOURCE URLs

- Miami-Dade, May 2026 (ninth consecutive month): https://www.prnewswire.com/news-releases/miami-dade-home-sales-rise-for-ninth-consecutive-month-302802049.html
- Miami-Dade, January 2026: https://www.miamirealtors.com/2026/02/17/miami-dade-1m-up-total-home-sales-climb-again/
- Broward, May 2026: https://www.keysnews.com/business/broward-home-sales-continue-to-rise/article_a1f361f4-c997-488c-8092-88cb9f3418b1.html
- Broward, March 2026 report (median prices): https://www.miamirealtors.com/2026/04/17/broward-county-total-home-sales-rise-3/
- Florida REALTORS® market-data hub (statewide PDFs/SunStats): https://www.floridarealtors.org/newsroom/market-data
- Florida REALTORS® April 2026 condo summary (PDF): https://www.floridarealtors.org/sites/default/files/2026-05/April-2026-Fla-condo-summary.pdf
- Florida REALTORS® April update (closed/pending sales): https://www.floridarealtors.org/newsroom/flas-housing-market-closed-and-new-pending-sales-rise-april
- International buyers, 2025 Profile: https://www.miamirealtors.com/2026/01/27/miami-is-1-u-s-market-for-foreign-home-buyers-new-miami-realtors-international-report-released-today/
- International buyers (mirror w/ figures): https://www.prnewswire.com/news-releases/miami-is-1-us-market-for-foreign-home-buyers-302670983.html
- Rental market report: https://www.miamirealtors.com/2026/03/19/miami-dominates-sunbelt-rental-markets-in-new-report/

**Note on access:** miamirealtors.com pages block automated fetch (HTTP 403); figures
above were verified via the organizations' own PR Newswire releases and REALTOR-quoted
news mirrors (keysnews.com). Before publishing, an operator should open the
miamirealtors.com report pages directly to confirm and to pull any `[VERIFY]` values.

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**Compliance**: This document adheres to AI Documentation Mandate v1.1.