miami isn't one market, it's several sitting side by side. two of them come up most in the conversations i'm having: the water-and-glass world of miami beach, and the older, canopied money of coral gables and coconut grove. here's what i'm seeing in each, through the people i work with, over the last twelve months.

miami beach is where the water, the light and the money all meet — and right now everyone wants in. eighteen homes changed hands above $10M this past year, from $24.5M to $36M, and demand keeps rising even as the number of homes for sale thins. the smart move here isn't to wait — it's to get in now, while the right doors are still open. today the island runs from a $10M place on a bay-front street to a $110M architectural masterpiece out on the Sunset Islands — the kind of address that almost never comes around twice.

the quiet, tree-lined side of miami isn't a secret anymore. sixty-seven homes closed above $10M here in the past year, and a single coconut grove sale at $101.5M reset the ceiling. full-price deals at $40M and $47M tell you buyers aren't negotiating when the right house appears — they're jumping. one bayfront estate in Gables Estates changed hands entirely off-market at $55M — a Dennis Carvajal deal, and exactly the kind that never shows up in the public numbers. what's available now runs from $5M on a canopied street to a $175M compound on Arvida Parkway.

one of the most active teams at the top of the miami market, across miami beach, coral gables and coconut grove. Dennis Carvajal represented the $55M off-market Gables Estates sale noted above — the kind of quiet, high-conviction deal that defines how the best of this market actually trades. they work the way i do: discreetly, and for people who value it. i only introduce my clients to local teams i've vetted myself, and i stay in the work throughout — so you're looked after to the standard you'd expect from me.