PBP REAL ESTATE - JOURNALIST PACKAGE - MIAMI SPRINGS PRICE CUTS AND RECORDED DAYS ON MARKET
Data as of October 12, 2026 (BeachesMLS pull 2026-10-12T07:11:33.195899+00:00). Current edition. A later snapshot may differ; this file describes only the date above.

HEADLINE OPTIONS
1. 30% of Miami Springs houses for sale are asking less than their original list price. Small sample: 30 houses; read cautiously.
2. Seller Blink Rate™ in Miami Springs: 30% of houses list below original asking, against 40.8% across Miami-Dade County. Small sample: 30 houses; read cautiously.
3. Buying in Miami Springs? 9 of the 30 houses for sale are asking below their original price. Small sample: 30 houses; read cautiously.

LEDE
MIAMI SPRINGS, Fla., October 12, 2026 - 30% of the 30 single-family homes listed for sale in Miami Springs (9 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 12, 2026. With 9 reduced listings, the group is too small to report a median reduction. Condominiums: 3 for sale, below the 30-listing floor, so no percentages are reported for them. Small sample: 30 houses; read cautiously.

NUT GRAF
For active Miami Springs houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 49 days (from 29 and 29 listings with a value in each field). Equal medians describe the recorded fields only; they do not establish anything about individual listing histories. 0% of all active houses have both fields recorded and a cumulative value greater than their DaysOnMarket value; this comparison does not establish a relisting event. Small sample: 30 houses; read cautiously. 4 Miami Springs houses are under contract (Pending or Active Under Contract), 0 of them with a recorded asking price below original; fewer than 30, so no percentage is reported. These asking-price fields do not disclose the agreed contract price. Across Miami-Dade County the shares asking below original are 40.8% for houses and 37.7% for condominiums; Miami Springs houses are 10.8 points below the county share.

FACT BOX (exact figures)
- Active single-family listings, Miami Springs: 30 [October 12, 2026]
- Share asking below original list price, houses: 30% (9 of 30) [October 12, 2026]
- Price pairs recorded / missing; unchanged / above original, houses: 29 / 1; 19 / 1 [October 12, 2026]
- Median reduction among the 9 reduced houses: not reported (fewer than 10 reduced listings) [October 12, 2026]
- Active condominium listings, Miami Springs: 3 (below the 30-listing floor; percentages not reported) [October 12, 2026]
- Median recorded CumulativeDaysOnMarket / DaysOnMarket, houses: 49 / 49 days (from 29 / 29 recorded values) [October 12, 2026]
- Houses with recorded CumulativeDaysOnMarket over 90 days: 27.6% (8 of 29 with a recorded value) [October 12, 2026]
- Houses under contract (count only; fewer than 30): 4, 0 asking below original [October 12, 2026]
- Miami-Dade County share asking below original, houses / condominiums: 40.8% / 37.7% [October 12, 2026]
- Conditions read (PBP rule, disclosed in method): Houses: Between the comparison thresholds [October 12, 2026]
- Peer group, houses (median asking $600K to $1M; peer share 44.3%): Homestead, Royal Palm Beach, Coconut Creek, Hallandale Beach, Oakland Park, Pompano Beach, Hollywood, Dania Beach, Jensen Beach, North Miami Beach, Hialeah, Pembroke Pines, Miramar, Cutler Bay, West Palm Beach, North Miami, Westlake, Stuart, The Acreage, Coral Springs, Hobe Sound, Palm City, Cooper City, Plantation, Miami, Loxahatchee, Wilton Manors [October 12, 2026]
- Small active sample — interpretation caution: Small sample: 30 houses; read cautiously. [October 12, 2026]

QUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)
- "30 percent of single-family homes for sale in Miami Springs have a current asking price below their original list price. Small sample: 30 houses; read cautiously."
- "Among active Miami Springs houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 49 days. These are MLS-recorded fields, not an independently reconstructed listing history. Small sample: 30 houses; read cautiously."
- "4 Miami Springs houses are under contract in this snapshot, 0 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price."

CHARTS (standalone PNG; title, as-of date, edition and source baked in)
- miami-springs-seller-blink-rate-b2e920e9b81e7-2026-10-12.png
  Caption: Seller Blink Rate™: share of active listings whose current asking price is below their original list price, Miami Springs versus Miami-Dade County, houses, October 12, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.
  Alt text: Horizontal bar chart. Miami Springs houses 30%, Miami-Dade County houses 40.8%. Condominiums: 3 for sale, count only. Share of active listings asking below their original list price, October 12, 2026. Small sample: 30 houses; read cautiously.
- miami-springs-true-days-on-market-b2e920e9b81e7-2026-10-12.png
  Caption: Active Miami Springs houses by MLS-recorded CumulativeDaysOnMarket value, October 12, 2026. Shares use listings with a recorded value in that field; 27.6% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.
  Alt text: Column chart of recorded cumulative days on market. Houses: 0-30 days 27.6%, 31-60 days 27.6%, 61-90 days 17.2%, 91-180 days 13.8%, 181+ days 13.8%. Small sample: 30 houses; read cautiously.
- miami-springs-price-cuts-by-band-b2e920e9b81e7-2026-10-12.png
  Caption: Share of active Miami Springs houses asking below their original list price, by current asking-price band, October 12, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Small sample: 30 houses; read cautiously.
  Alt text: Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 0 listed, count only; $500K to $1M 37.5% (6 of 16); $1M to $2M 6 listed, count only; $2M to $5M 8 listed, count only; $5M and up 0 listed, count only. Small sample: 30 houses; read cautiously.

METHODOLOGY
Method, in plain English. What we counted: active and under-contract residential listings whose MLS City field is Miami Springs, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-10-12 07:11:33 UTC (data as of October 12, 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 (19 unchanged, 1 above original, 1 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 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 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. Small sample: 30 houses for sale in Miami Springs, between 30 and 39, so one listing moves the share by roughly 3.3 points. Read the percentages as a direction, not a decimal. Condominiums are below the floor and appear as a count only. Sample sizes: 30 houses, 3 condominiums, 4 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 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 October 12, 2026 (BeachesMLS pull 2026-10-12T07:11:33.195899+00:00). Current edition. A later snapshot may differ; this file describes only the date above. Cite this dated file for its figures. The monthly archive at https://www.pbprealestate.com/press/miami-springs/2026-10/ contains a separately dated edition; cite that page only for the figures shown in that edition. Later current data is at https://www.pbprealestate.com/price-cuts-miami-springs/. 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.

CONTACT
Questions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Drive, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.
