Pinecrest · Single‑family
13.1%below original asking price
Typical sale, as % of original ask86.9%
Closed sales14
Median net sale$2.89M
Sold over original ask0
Miami Real Estate · Buyers & Sellers
Every home has
two prices.
The one on the listing, and the one that closes. The gap between them is where money is made or lost. We negotiate that gap.
How would you like to reach us?
MON–SAT 8 AM–8 PM · SUNDAY BY APPOINTMENT
Texting is optional. Msg & data rates may apply. Reply STOP to opt out, HELP for help. Privacy policy.
xEvery seller wonders if they left money on the table. Every buyer wonders if they paid too much. Our clients don’t wonder.
This month's two prices · September 2026
Listed. Sold. The gap.
Last month's closed sales, by neighborhood. What sellers asked, and what buyers actually paid.
Coral Gables · Single‑family
6.7%below original asking price
Typical sale, as % of original ask93.3%
Closed sales29
Median net sale$2.05M
Sold over original ask3
Brickell · Condos
7.5%below original asking price
Typical sale, as % of original ask92.5%
Closed sales57
Median net sale$610K
Sold over original ask1
Miami Beach · Single‑family
8.5%below original asking price
Typical sale, as % of original ask91.5%
Closed sales23
Median net sale$4.00M
Sold over original ask1
Closed sales, September 2026. Each home's net sale price (sale price minus seller credits) is compared with its own original list price; the figure shown is the median of those results. Excludes sales with no public listing period. Brickell: condos in ZIP codes 33129, 33130 and 33131 south of the Miami River, excluding Brickell Key. Miami Beach: single-family homes in the City of Miami Beach; fractional-ownership shares excluded. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) / MIAMI Association of REALTORS® for the period September 1, 2026 through September 30, 2026, retrieved October 12, 2026; compiled by The Fragomeno Group, not by the MLS. Data is entered in the MLS by listing agents; it is deemed reliable but not guaranteed and may contain errors. Includes all brokerages' sales, not only ours. Past sales do not predict the price of any specific home.
WHAT WILL MY HOME SELL FOR?Three ways to know your number
01 · The Miami Condo Guide
Can this building be financed?
Know before you fall in love. Since Surfside, Florida's inspection and reserve laws changed what a lender will approve. Send us a building and we'll reply personally, with the guide.
02 · The Real Cost
What will it really cost, every month?
The listing shows a price. You live with a payment. Taxes, insurance, HOA and assessments, in one clear monthly number for any Miami home or condo.
Opens Casa Clara in a new window. Casa Clara is a tool by Premier Financial Group of Florida, LLC, owned by Abdallah H. Fragomeno, NMLS #366447. Using it is optional; you may choose any lender.
03 · The Journal
The market, without the noise.
Neighborhoods
Where we work.
Miami-Dade, Broward and Palm Beach. Every area prices differently, street by street and building by building.
Coral GablesThe City Beautiful. Tree-lined streets, Mediterranean homes and the Biltmore on the skyline.
BrickellMiami's financial district. Glass towers, walkable streets and much of the city's new condo construction.
Brickell KeyA private island a bridge from Brickell. Doorman towers, quiet streets, water on every side.
Coconut GroveMiami's oldest neighborhood. Bayfront parks, marinas and a village feel under the canopy.
Miami BeachAcross the causeways: island homes on the bay, towers on the ocean, and everything between.
Key BiscayneAn island village across the Rickenbacker. Beaches, the Cape Florida lighthouse and a slower pace.
PinecrestLarge lots under old oaks, quiet streets and the famous peacocks of Pinecrest Gardens.
South MiamiCanopied streets and a walkable downtown along Sunset Drive.
Also serving Palmetto Bay and the Old Cutler corridor
SEARCH HOMES FOR SALE ↗
Real estate & lending
Abdallah H. Fragomeno
REALTOR® · THE FRAGOMENO GROUP AT CHEZ REALTY
The Fragomeno Group at Chez Realty represents buyers, sellers and investors in Miami-Dade, Broward and Palm Beach.
Licensed 9 years, Abdallah H. Fragomeno brings 20+ years in mortgage lending, 10 in corporate accounting and years training agents to see what sits behind the price: appraisals, terms, carrying costs.
Knowledge and experience, not guesswork.
As a loan officer
Reviews are for mortgage lending through Premier Financial Group of Florida, LLC, NMLS #366447, not real estate sales.
Real estate
Nicole “Nikki” Paneque
REALTOR® · THE FRAGOMENO GROUP AT CHEZ REALTY
SPEAKS ENGLISH AND SPANISH
Nikki pairs four years in real estate with 18 years as a commercial account executive for Fortune 500 insurance companies, where she managed large client portfolios, negotiated terms with carriers and read the fine print others skip. She brings that discipline to every deal: she spots risk early, knows what it really costs to insure a Miami home or condo, and negotiates calm and prepared.
In Miami, the insurance is part of the price.
Your price opinion
Ask about your number.
Selling? Your two prices: the one to list at, and the one it's likely to close at.
Buying? What to offer, and what it really costs each month.
One conversation. No pressure.
MON–SAT 8 AM–8 PM · SUNDAY BY APPOINTMENT
Texting is optional. Msg & data rates may apply. Reply STOP to opt out, HELP for help. Privacy policy.
OR FOLLOW @THEFRAGOMENOGROUPEPH 3:20
A price opinion is a licensed real estate agent's estimate based on recent comparable sales. It is not an appraisal and may differ from one. Monthly cost estimates are for information only and are not a loan offer or commitment; you may choose any lender. NMLS #366447.