Miami Lakes housing data, September 2026

Figures: city.county_basis through city.segments.houses.bands[2].cdom_n

Figures: city.segments.houses.bands[2].cut_pct_denominator through county_baseline.segments.condos.denominators.stale_uncut_pct

Figures: county_baseline.segments.condos.dom_n through tiers.condos[0].cities[14]

Figures: tiers.condos[0].cities[15] through tiers.houses[1].pending_cut_pct

Wording: charts[0].alt through charts[1].visible_labels[5]

Wording: charts[2].alt through headlines[2]

Wording: lede

Wording: method — Before — superseded, part 1 of 2

Method: counts and medians over active and under-contract residential listings in Miami Lakes and Miami-Dade County permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. A price cut means the current asking price is below the original list price. Cumulative days on market counts every relisting; days on market as shown on portals resets on relist. Houses are single-family residences; condominiums exclude townhouses and villas; the two are never combined. Under contract includes Pending and Active Under Contract. Price bands with fewer than 30 listings are marked; fewer than 10 are not read. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Condominiums are below the 30-listing reporting floor and appear as a count only. No estimate or model is applied; every figure is a count or a median of MLS fields. Figures refresh every morning at https://www.pbprealestate.com/price-cuts-miami-lakes/ . Conditions read: How the read works: each city is compared with its peer group, the South Florida cities whose median asking price

Wording: method — Before — superseded, part 2 of 2

falls in the same tier (houses and condominiums separately; the peer figure is the median of those cities). Firmer than similar-priced cities: price-cut share at least 3 points under the peer figure and at least 65% of under-contract listings (minimum 10) never cut. Cutting faster than similar-priced cities: 3 or more points over. Cutting at peer pace: in between. Where a tier has fewer than four cities the county is used instead and the label says so. Every read is relative; price cuts are under way in every one of these markets. A read of today's listings, not a forecast. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.

Wording: method — After — r1, part 1 of 5

Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Lakes, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-09-07 12:06:07 UTC (data as of September 7, 2026). The kit reports counts, medians, shares and comparisons calculated from recorded MLS fields; it does not estimate any property's value. Asking below original: a listing's current ListPrice is lower than its OriginalListPrice in that snapshot. This is a comparison of two recorded prices at this snapshot, not a price history; listings not below original may be unchanged, raised or missing a price (28 unchanged, 1 above original, 0 without both prices among houses). The median reduction is the middle value among reduced listings only, in percent and in dollars separately; it is reported when at least 10 listings are reduced. Days on market: DaysOnMarket and CumulativeDaysOnMarket are reported as recorded in the MLS snapshot, each median over the listings with a value in that field; the over-90-day share and the distribution chart use listings with a recorded

Wording: method — After — r1, part 2 of 5

CumulativeDaysOnMarket value. These fields are not an independently reconstructed property history, do not verify whether or how often a property was relisted, and do not establish how any portal displays days on market. Price bands use the CURRENT asking price; shares within a band are percentages of that band's listings; bands with 10 to 29 listings are marked small and bands under 10 show a count only; a tie is declared at the reported precision. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS subtype (townhouse, villa or single-family forms included); Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units; Townhouse and Villa listings not classified as condominiums are reported in the HOA Fee Index and are outside both segments here; houses are the remaining SingleFamilyResidence listings. House and condominium statistics are never combined. These are analytical classifications of recorded fields, not a determination of any property's

Wording: method — After — r1, part 3 of 5

legal regime. Under contract means Pending or Active Under Contract; under-contract percentages need at least 30 such listings, otherwise counts only. Publication floor: 30 active listings in a segment; 30 to 39 is marked small. Condominiums are below the floor and appear as a count only. Sample sizes: 49 houses, 21 condominiums, 17 houses under contract. Geography is the MLS City field, not a verified municipal boundary. County comparisons use listings whose MLS record is in Miami-Dade County. Seller Blink Rate™ is PBP Real Estate's name for the share of active listings asking below their original list price; it describes recorded asking prices, not seller intent or market health. Conditions read: How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label

Wording: method — After — r1, part 4 of 5

requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast. Journalists may request the aggregate source table behind this kit (counts and medians by segment and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of September 7, 2026 (BeachesMLS pull 2026-09-07T12:06:07+00:00). Corrected edition r1, issued September 8, 2026 (2026-09-08): figures recomputed from a retained later same-day BeachesMLS pull, not an exact reconstruction of the original snapshot, so they may differ from the superseded files; original edition frozen 2026-09-07T19:58:33+00:00. Cite the monthly frozen page https://www.pbprealestate.com/press/miami-lakes/2026-09/ (corrected edition r1). A current-data page may be available at https://www.pbprealestate.com/price-cuts-miami-lakes/; where published, it uses a separately dated sample and its figures may differ. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market.

Wording: method — After — r1, part 5 of 5

Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.

Wording: quotes[0] through quotes[2]