Your Miami-Dade Listing Did Not Sell

What the data can and cannot tell you

PBP does not publish a count of expired or cancelled Miami-Dade listings, because our direct BeachesMLS feed through Cotality Trestle carries listings permitted for internet display and does not deliver expired, withdrawn or cancelled status rows. Any site quoting you a precise number of expired Miami-Dade listings is either using a different licensed product or estimating without saying so.

What we can show you is the market your unsold property was competing against, and that turns out to be the more useful evidence. Across Miami-Dade there are 4,201 single-family houses and 11,203 condominiums and townhouses active right now, at 5.3 and 13.2 months of supply respectively. Houses that closed so far in 2026 took a median of 45 days on market and settled at 97% of the last asking price; condominiums and townhouses took 69 days and settled at 96%.

Read those two columns side by side and the reason most Miami-Dade listings fail stops being mysterious. A condominium at 13.2 months of supply is in a different market from a house at 5.3 months, and a listing priced as though those were the same market will sit.

Methodology, stated plainly

Every figure on this page and on the city pages below comes from the same dated pull: BeachesMLS residential listings flagged for internet display, filtered to Miami-Dade municipalities, single-family houses always separated from condominiums and townhouses. Medians are suppressed where fewer than five listings support them. Days on market and cumulative days on market are reported as the feed delivers them, which means a property that was relisted may show a lower single-listing day count than the total time the owner actually spent trying to sell. Where a figure would require an expired-status history we do not have, we leave it out instead of estimating it.

Why listings fail here, in order of frequency

The price was set from hope. With county houses closing at 97% of ask and condominiums at 96%, there is very little room above the evidence. A listing 8% high does not get negotiated down; it gets skipped.

A condominium was marketed like a house. Reserve funding, milestone inspection status, special assessments and insurance now decide Miami-Dade condominium outcomes. A buyer who cannot get comfortable with the HOA (asociación de propietarios) documents does not write an offer at any price.

The presentation lost the buyer on a phone screen. Weak photography, no floor plan, no video on a property that needed one, and a description written in ten minutes.

Access was too hard. Restricted showing windows and uncooperative tenants cost you buyers you never hear about.

Nobody worked the listing. No pricing review, no feedback gathered, no honest conversation for months.

Before you sign anything new

Expired, cancelled and withdrawn are three different things. Expired means the listing agreement reached its end date. Cancelled means you and the brokerage agreed to end it early. Withdrawn or temporarily off market means the property is out of public view but the agreement is still in force, so you are still committed to that brokerage. Read your agreement for the end date and for the protection period, the clause that can still owe the brokerage a commission if the property sells to a buyer they introduced. PBP is a brokerage, not your law firm, and we will not tell you what your contract means. A Florida real-estate attorney can read it in minutes.