Single-family home inventory has doubled overall yet still historically low and primarily in moderate to gentrifying areas; high-end waterfront $4mil - $106mil (reduced), high-end landlocked $900k - $30mil (increased only slightly), West of I95 $1.6mil or less (most of inventory increase) 

As real estate follows the laws of supply and demand, Realtor.com calculation of shortage 5.8 million single-family homes across the country likely to not adjust prices down; additionally with Miami market one of most popular in the world competition and foreign discretionary funds sustain higher prices

Condo inventory uptick driven by 1 bed which is unit type with most listings and least closings; current and future demand for “vertical house” 3, 4, 5 beds with one room used for work from home

No near term inventory relief from pre-construction condos (totaling 24) from Coconut Grove through Ft Lauderdale with only 7 (800 units of 3,700 pipeline) having broken ground due to supply chain issues and forcing remaining developers to postpone groundbreakings to 2023; delivery is years away and still a shortage as data shows 13,000 - 23,000 units needed

Aston Martin 66-story completing end of 2022 is taking 5 years to construct and is proxy time length for high- and super high-rises to deliver 

Climate/Virtual Work/Second Home/Retiree Seekers of warm, year-round weather and lifestyle

Latin America Resurgence in buying due to change in politics and currency fluctuations of devaluation causing money to move out of those countries renewing investment interest in South Florida

2017 Tax Reform Migrants from New York — most expensive state to live — and California as well as New Jersey and Illinois, comparatively viewing prices as “bargain” despite nearly or fully doubling last two years, are establishing permanence

Corporate Relocations (122 companies in last 19 months) are main feeder for next 3 - 5 years

South Florida market immune to rising mortgage rates, slowing not predicted

South Florida property values have and continue to rise

Post 2020, Miami is forever different becoming a true U.S. gateway market