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 & SellersEvery 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.
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Every 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?Before you decide
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. Text us the building. We'll look into it and reply personally.
02 · 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.
Coconut GroveMiami's oldest neighborhood. Bayfront parks, marinas and a village feel under the canopy.
Key BiscayneAn island village across the Rickenbacker. Beaches, the Cape Florida lighthouse and a slower pace.
South MiamiCanopied streets and a walkable downtown along Sunset Drive.
Also serving Pinecrest, Miami Beach, Brickell Key, Palmetto Bay and the Old Cutler corridor
SEARCH HOMES FOR SALE ↗︎The team
We’ve sat on the other side of the table.
38 years between us in lending and insurance: the two places most deals quietly fall apart.
20 years on the lending side
Abdallah H. Fragomeno
REALTOR® · THE FRAGOMENO GROUP AT CHEZ REALTY
SPEAKS ENGLISH AND SPANISH
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.
I spent 20 years watching deals fall apart over numbers. Now I negotiate the numbers.
- Appraisal-ready pricing. I price with the appraisal in mind, before we list or offer.
- Offers that survive underwriting. I spot the deal at risk of not closing, early.
- Condo reality check. I check whether lenders will finance the building before you fall in love with it.
Trusted at the closing table
As a loan officer: Abdallah H. Fragomeno, NMLS #366447, with Premier Financial Group of Florida, LLC, NMLS #1318440. These reviews are for mortgage lending, not real estate sales. You may choose any lender.
18 years on the insurance side
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 private 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 where the leverage is.
One conversation. Two numbers. No pressure.
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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.