Miami-Dade Short Sales
This page is education, not advice. It explains what a short sale is in Florida, who actually makes the decisions, and which questions you must take to an attorney, a tax professional or your lender rather than to a real-estate brokerage. It does not promise an outcome, and it does not tell you a short sale is the right choice.
What a short sale actually is
A short sale is a sale where the agreed price will not cover what is owed against the property, so the lienholders have to agree to accept less than their full payoff and release their liens at closing. Nothing happens because you want it to: every material term runs through lender approval, and a signed contract with a buyer is the beginning of that process, not the end of it.
A short sale is not a foreclosure, and it is not automatically better or worse than one. It is one option among several, alongside a conventional sale if there is enough equity, a loan modification, forbearance, a deed in lieu, or bankruptcy protection. Which of those is right for you depends on numbers and law that belong to your lender, your attorney and your tax professional, not to a real-estate brokerage.
Where the market evidence fits
Lenders decide short sales on evidence, and Miami-Dade evidence is currently mixed by property type. Houses are running at 5.3 months of supply with 2026 closings at a median 45 days on market and 97% of the last asking price. Condominiums and townhouses are at 13.2 months, 69 days and 96%. A condominium file therefore has to survive a longer marketing window than a house file, which matters when a lender's approval or a scheduled foreclosure sale date has a clock on it.
PBP publishes market data only. No pricing opinion or automated estimate of your property is produced on this site; short-sale approval amounts are set by your lender.
The boundaries we will not cross
The lender decides. Approval, the payoff shortfall, whether a deficiency is waived, any relocation contribution, and the closing timeline are the lienholders' decisions. Second mortgages, HOA (homeowners association) liens, tax liens and mortgage insurers each get a say, and each can stop a file.
Legal questions go to a lawyer. Deficiency exposure, the wording of an approval letter, foreclosure timelines and defenses, title problems and probate or divorce complications are legal work. A Florida real-estate attorney answers those.
Tax questions go to a tax professional. Forgiven debt can be reported to the IRS and can be taxable. A CPA or enrolled agent answers that, in writing, before you sign anything.
Credit questions go to your lender or a HUD-approved counselor. How a short sale will appear on your credit and how long it affects future financing is not something a brokerage should promise you.
Nobody should charge you an upfront fee to negotiate a short sale for you. In a normal short sale the negotiated commission is paid at closing out of the seller's side, subject to lender approval. If a company asks for money up front to stop a foreclosure, treat that as a warning.
How PBP helps in Miami-Dade
PBP Real Estate is a Florida licensed brokerage (CQ1064615) with agents based in Miami-Dade as well as Palm Beach and Broward, under Gia Freer, Broker of Record. Tell us what you are weighing and a licensed PBP agent will respond directly. Your information stays with PBP. A PBP agent who works short sales will handle the lender package, the marketing and the closing directly; PBP does not give legal or tax advice.
Miami-Dade County market snapshot — August 2026
The data comes from BeachesMLS through PBP’s direct Cotality Trestle connection. Single-family houses are reported separately from condominiums and townhouses. Every figure shows the number of properties behind it.
Single-family houses
| Active listings | 4,201 |
|---|---|
| Median list price | $830,000 |
| Median list price per sq ft | $469 |
| Under contract | 1,334 |
| Months of inventory | 5.3 |
| Closed sales, August 2026 | 794 (843 in August 2025) |
| Median sale price, August 2026 | $690,000 (794 sales) |
| Median days on market | 39 |
| Median percent of list price received | 97% |
| Closed sales, Jan 1 - Aug 31, 2026 | 7,149 (6,639 a year earlier) |
| Median sale price year to date | $685,000 (7,149 sales) |
Condominiums and townhouses
| Active listings | 11,203 |
|---|---|
| Median list price | $480,000 |
| Median list price per sq ft | $461 |
| Under contract | 1,642 |
| Months of inventory | 13.2 |
| Closed sales, August 2026 | 850 (874 in August 2025) |
| Median sale price, August 2026 | $415,000 (850 sales) |
| Median days on market | 65 |
| Median percent of list price received | 96% |
| Closed sales, Jan 1 - Aug 31, 2026 | 7,424 (7,163 a year earlier) |
| Median sale price year to date | $425,000 (7,424 sales) |
Based on information from BeachesMLS for August 2026 and for January 1, 2026 through August 31, 2026, retrieved September 4, 2026. Information deemed reliable but not guaranteed. Listings permitted for internet display. Listings permitted for internet display.
City short sale guides
Each city page reads the same dated BeachesMLS pull for that municipality and explains what local conditions change about a short sale file there. Houses are always reported separately from condominiums and townhouses.
- Short sales in Miami
- Short sales in Miami Beach
- Short sales in Hialeah
- Short sales in Homestead
- Short sales in Doral
- Short sales in Coral Gables
Related reading
- Your Miami-Dade listing did not sell — when the problem is price and presentation rather than the payoff.
- PBP short sale help in Palm Beach and Broward — the counties where PBP represents sellers directly.
- Esta página en español
Miami-Dade short sales: questions and answers
What is a short sale?
A short sale is a sale in which the agreed price will not cover what is owed against the property, so every lienholder must agree to accept less than a full payoff and release its lien at closing. The lender controls approval, the accepted price, whether any deficiency is waived and the closing timeline, so a signed contract with a buyer is the start of the process rather than the end of it.
Is a short sale better than foreclosure?
That depends on facts a real-estate brokerage should not decide for you. A short sale is one option alongside a conventional sale if there is enough equity, a loan modification, forbearance, a deed in lieu of foreclosure, or bankruptcy protection. Your lender, a Florida real-estate attorney and a tax professional are the people who can compare those options against your numbers.
Will I owe tax on forgiven debt after a Miami-Dade short sale?
Possibly. Forgiven mortgage debt can be reported to the IRS and can be taxable income. PBP Real Estate does not give tax advice; a CPA or enrolled agent should answer that question in writing before you sign a contract.
Should I pay a company upfront to negotiate my short sale?
No. In a normal short sale the negotiated real-estate commission is paid at closing from the seller’s side of the transaction, subject to lender approval. A company demanding money up front to stop a foreclosure or to negotiate with your lender should be treated as a warning sign.
Does PBP Real Estate handle Miami-Dade short sales directly?
Yes. A licensed PBP agent based in Miami-Dade handles short sales in your city directly, from the lender package to closing. PBP does not give legal or tax advice; a licensed attorney and a tax professional should address your situation.
Talk to a PBP short sale agent
Tell us the city and the property type. We will not ask for financial documents, and we will not contact your lender.
Based on information from BeachesMLS for August 2026 and for January 1, 2026 through August 31, 2026, retrieved September 4, 2026. Information deemed reliable but not guaranteed. Listings permitted for internet display. Listings permitted for internet display.