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The Roads Market Report

The Roads Market Report — July 2026

July 2026 Edition · Published Monthly · The Roads, Miami FL 33129

Editor's Note

Three homes closed in July between $905,000 and $2,425,000, while thirteen listings changed status across the month — the busiest single month in recent memory. Six of those thirteen expired, were cancelled, or were withdrawn, and five of the six were new construction or estate-level product above $2.4M. The split between what sells quickly and what sits has rarely been this visible.

The Roads Report, July 31, 2026

  • 3

    Closed Sales

    30-Day Period

  • $2.076M

    Median Sale Price

    Single-Family

  • 13

    Status Changes

    July 2026

  • 6

    Left Market Unsold

    Expired, Cancelled, Withdrawn

Expert Take

July split The Roads into two markets running side by side. Realistically priced homes moved with real urgency: a renovated 1940s home on SW 31st Rd closed in 13 days at 98.9% of ask, an as-is fixer on SW 20th Rd drew multiple offers and closed 16.8% above its $775,000 list price in six days, and a fully permitted development lot went under contract in three. Buyers are present, decisive, and well-informed.

At the same time, six listings left the market without selling — four expired, two cancelled — and five of those six were new-construction or estate product priced above $2.4M. A $6.999M estate on S Miami Ave cut to $6.7M and still expired after 162 days. A $5M ground-up spec home on SW 20th Rd was cancelled after 167 days without ever testing a lower price. The pattern is not weak demand; it is a narrow buyer pool at the top meeting asking prices set for a different market.

The month’s clearest lesson sits in the gap between those two groups. Every home that sold did so because its price matched its condition and location. Several that did not sell never adjusted at all.

— Max Cufari · Licensed Florida Broker-Associate

Market Analysis

Two Markets, One Neighborhood

Thirteen single-family listings changed status in The Roads during July 2026 — three closed sales, two pending contracts, four expirations, two cancellations, one withdrawal, and one temporary removal. That breadth of outcomes in a neighborhood this small is unusual, and it makes the month a useful read on where buyer conviction actually sits.

The three closings spanned $905,000 to $2,425,000 with a median of $2,076,000 — higher than June’s $1.255M median, but on fewer than half the transactions. Days on market ranged from 6 to 624, averaging 214. That spread is the story: the two fastest sales were priced at or below $2.1M, while the slowest was an attached villa-style product that spent over twenty months finding the right buyer and closed below even its reduced list price.

On the other side, the six listings that left the market without selling carried asking prices from $2.4M to $6.999M. Four were new construction completed in 2025 or 2026. Two took meaningful price reductions and still expired; three never adjusted price at all. For owners weighing a sale, the takeaway is that pricing relative to comparable homes — not finish level, not square footage — remains the variable that determines whether a listing transacts.

The Record

July 2026 Sales — The Roads

Single-family closings, 30-day activity period through July 2026. Source: SEFMLS. Information believed accurate but not guaranteed.
AddressSale PriceDOM
1510 SW 4th AveThis attached villa-style home sold after an extended marketing period and one price adjustment, showing that non-traditional single-family products can take longer to find their buyer even in a desirable area.$2,425,000624
365 SW 31st RdThis recently renovated home sold within two weeks of listing, reflecting strong buyer demand for updated, move-in-ready properties in the neighborhood.$2,076,00013
730 SW 20th RdPriced as an as-is opportunity, this home drew multiple offers and closed well above its asking price within days, underscoring strong investor appetite for renovation projects in The Roads.$905,0006

Active Inventory

A Wave of New Construction Testing the Market

Thirteen single-family listings changed status in July — the widest range of outcomes The Roads has recorded in a single month. The distribution across sold, pending, and unsold tells you more about current buyer appetite than any single transaction.

  • Status Changes

    13

    The busiest month in recent memory, spanning the full range of outcomes from a six-day bidding war to a 624-day marketing period.

  • Closed Sales

    3

    $905,000 to $2,425,000, median $2,076,000. Average of 214 days on market, skewed by one long-running villa listing.

  • Went Pending

    2

    Both under contract in under a week at full list price — one move-in-ready resale, one fully permitted development lot.

  • Expired

    4

    Asking prices from $2.4M to $6.999M. Two took reductions and still expired; two never adjusted price at all.

  • Cancelled

    2

    A $5M new-construction spec home at 167 days and a $3.1M contemporary resale at 73 days, both pulled at original list price.

  • Withdrawn or Paused

    2

    A $3.31M new build withdrawn at 59 days and a $4.498M new build temporarily removed after one reduction.

Value Tiers

Where The Roads Transacted — And Where It Stalled

July’s thirteen status changes sort cleanly into three bands. Understanding which band your home falls into — and what it took for listings there to actually transact — is the difference between a realistic pricing decision and a five-month marketing period.

  • Where Buyers Closed

    $905K – $2.43M

    All three July closings landed here. The two fastest — 13 days and 6 days — were priced realistically against their condition, and one closed 16.8% above ask after multiple offers. Buyers in this band are decisive when the price is right, and they are willing to compete for it.

    $826 – $883 / SF (closed)

  • Where Contracts Formed

    $1.20M – $1.50M

    Both pending contracts sit in this narrow band, and both went under contract at full list price within a week — one a pristine 1941 home with a pool, the other a fully permitted development lot that moved in three days. This is the most liquid segment of the neighborhood right now.

    $866 – $988 / SF (pending)

  • Where Listings Stalled

    $2.40M – $7.00M

    Six listings left the market without selling, five of them new construction or estate product. Two took reductions — 4.3% and 6.3% — and expired anyway; three never adjusted at all. The buyer pool thins considerably above $2.4M, and time on market does not substitute for pricing to it.

    $675 – $1,347 / SF (unsold)

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