Aventura 2–3 Bedroom Non-HOPA Condominium Market — August 2026

The Aventura two- to three-bedroom non-HOPA condominium market is showing stable pricing with mixed market indicators. Sales activity increased when the current six-month period is compared with the prior seven-to-twelve-month period, while inventory and months of housing supply have also increased.

This market analysis focuses on two- and three-bedroom non-HOPA condominium units in Aventura. Because Aventura contains numerous condominium developments with substantial differences in location, unit size, floor level, view, condition, amenities, association fees, assessments, and other characteristics, these statistics provide a broad market overview. Analysis of an individual condominium should be narrowed to the specific property and its competitive market.

Appraiser’s Perspective (RD8755)

Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755

The total number of settled sales increased during the current six-month period when compared with the prior seven-to-twelve-month period. There were 239 settled sales during the prior seven-to-twelve months. The prior four-to-six months recorded 171 sales and the current three months recorded 128 sales, for a combined 299 settled sales during the current six months.

The absorption rate was 39.83 sales per month during the prior seven-to-twelve months, increased to 57.00 during the prior four-to-six months, and currently stands at 42.67 sales per month. While the most recent quarterly absorption rate has declined from the prior quarter, it remains slightly above the rate reported during the prior seven-to-twelve-month period.

Inventory has increased. Active listings moved from 506 during the prior seven-to-twelve months to 552 during the prior four-to-six months and 668 during the current three months. Months of housing supply was 12.70 months during the prior seven-to-twelve months, declined to 9.68 months during the prior four-to-six months, and increased to 15.66 months during the current three months. The combination of increased inventory and 15.66 months of housing supply represents an important consideration when analyzing current market conditions.

Median comparable sale prices were $460,000 during the prior seven-to-twelve months, $450,000 during the prior four-to-six months, and $477,000 during the current three months. Median comparable list prices were $490,000, $495,000, and $499,000 during the respective periods. When considered over the entire analysis period, pricing is characterized as stable.

Median sales marketing time was 180 days during the prior seven-to-twelve months, 141 days during the prior four-to-six months, and 161 days during the current three months. Median listing marketing time declined from 303 days to 232 days and then to 175 days during the respective periods. For appraisal purposes, typical exposure and marketing time is considered to be approximately 0–90 days based on the appraiser's analysis of the competitive market.

When all factors are considered, I characterize the Aventura two- to three-bedroom non-HOPA condominium market as stable with mixed indicators. Current six-month settled sales activity has increased compared with the prior seven-to-twelve months, while the most recent quarterly absorption rate has moderated. Active inventory and months of housing supply have increased, while median sale and list prices remain relatively stable.

It is important to recognize that this analysis includes a broad range of two- and three-bedroom condominium units throughout Aventura. Individual units can compete in substantially different market segments based on the condominium development, location within the building, floor level, GLA, view, condition, quality, parking, amenities, association fees, assessments, and other characteristics. A property-specific valuation analysis should therefore focus on the individual unit and the market in which it directly competes rather than relying solely on citywide statistics.

Tom the Realtor’s Perspective

Tom Dunphy Realtor (Fulton Grace Realty)

For a buyer, I would start by narrowing this broad market down to what the buyer actually wants. That may mean identifying a particular section of Aventura, one or several condominium developments, a price range, number of bedrooms, unit size, view, amenities, or other features that matter to that buyer.

Once we identify those parameters, I can establish a targeted search and monitor the market for new opportunities. The current 15.66 months of housing supply tells me there is substantial inventory in the broader market, but that does not automatically mean every individual condominium or every seller will behave the same way. The specific development and competing units need to be analyzed.

When a buyer finds a property they are seriously considering, this is where The Appraiser’s Edge becomes part of my representation. Before my client determines what they want to offer, I can prepare a property-specific comparative market analysis, analyze relevant comparable sales and competing listings, and use an adjustment grid when appropriate to develop a supported range. My client then decides whether the property and the numbers make sense for them and what they are comfortable offering.

That does not mean automatically submitting an extremely discounted offer simply because inventory is elevated. The objective is to understand what the market evidence supports and help my client make an informed decision. If the numbers work and the buyer wants the property, we can structure an offer accordingly. If they don't, we can continue looking.

If the buyer gets a condominium under contract, I also recommend an independent property inspection during the applicable inspection period and appropriate review of condominium association documents, financial information, assessments, and other available condominium information.

For a seller, I would also begin with the individual unit rather than the Aventura-wide statistics. I would review the property, its physical characteristics and its position within the development, and then prepare a property-specific comparative market analysis using relevant closed sales, current competition, and other available market evidence.

From that analysis, I can provide the seller with a supported pricing range and discuss how to position the property against its competition. With 668 active listings and 15.66 months of housing supply represented in the broader market analysis, pricing and market positioning become particularly important. Once the property is exposed to the market, buyer activity and market response provide additional information that can be considered as part of the ongoing pricing strategy.

What This Means for Buyers and Sellers

The broader Aventura two- to three-bedroom non-HOPA condominium market is stable with mixed indicators. Pricing has remained relatively stable, but buyers currently have substantial inventory from which to choose. Sellers, meanwhile, are competing against an expanded number of active listings.

For buyers, that means taking the time to identify the condominium developments and individual units that best fit their needs and then analyzing the market evidence before making an offer. For sellers, it means understanding the competition and establishing a pricing strategy based on the specific unit and development rather than relying on broad Aventura statistics alone.

The numbers provide the starting point. The individual property determines the analysis.

THE APPRAISER’S EDGE. THE RELOCATOR’S INSIGHT.
Tom Dunphy Sells Real Estate. Just Does More.

Disclaimer

This market update is provided for general informational purposes only and is based on market data available as of September 11, 2026. Market statistics represent a broad segment of the Aventura condominium market and should not be interpreted as an appraisal, an opinion of value, a guarantee of future market conditions, or a determination of the value or marketability of any specific property. Individual condominium units and developments may perform differently based on location, size, condition, quality, view, amenities, association fees, assessments, building characteristics, and other factors.

Any comparative market analysis or pricing analysis performed by Tom Dunphy Realtor in connection with real estate brokerage services is provided in his capacity as a Licensed Florida Real Estate Sales Associate with Fulton Grace Realty and is not an appraisal. Appraisal services performed by Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755, are separate professional services and are subject to applicable appraisal standards and requirements.