MEDIAN SALE PRICE
$1.7M
▼ 17.4% YoY
MEDIAN $/SF
$639
▲ 4.1% YTD
ACTIVE INVENTORY
244
for sale
SOLD VS. ORIGINAL ASK
93.0%
NEW95.1% of final list
DAYS TO CONTRACT
53
NEW91 to close
MARKET PULSE
0.21
Buyer's market
Price cuts (trailing 30d): 56 · 23.0% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
33156
BUYER'S ADVANTAGE
Today 0.21 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $1.7M | |
| Median $/SF | $639 | |
| Median days on market | 89 | |
| Total sales (12mo) | 448 | |
| New listings (12mo) | 681 | |
| Sold ÷ original ask NEW | 93.0% | |
| Sold ÷ final list price NEW | 95.1% | |
| Sold below original ask NEW | 90% | |
| Median days to contract NEW | 53 | |
| Median days to close NEW | 91 | |
| How buyers paid NEW | 55% cash · 43% fin. · 2% n/d | |
| Months of supply | — | 6.5 |
| Sale-to-just-value | — | 1.28× |
| Owner-occupied | — | 66.0% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $8.6M | 16 | 5 | BUILDING 3.2:1 |
| $2–5M | $3.19M | 11 | 11 | BALANCED |
| $1–2M | $1.64M | 4 | 9 | SUPPLY-STARVED |
| Under $1M | $380K | 15 | 9 | BUILDING 1.7:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW53
days, listing → contract
34
days, contract → closing
91
days, listing → closing
| Condos & townhomes · 148 | 49 days to contract · 88 to close · 94.0% of original ask |
| Single-family · 301 | 58 days to contract · 94 to close · 92.6% of original ask |
How long homes took to go under contract
Medians of 449 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW56%
cash share of disclosed sales
Financing reported on 98% of sales (441 of 449).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 449 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
66.0%
Owner-occupied (homestead)
1.28×
Sale-to-just-value ratio
39.1%
Homes sold, 10-yr
+4.1%
Appreciation YTD · $/SF CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
TOP NBHDS · MEDIAN PRICE
| Suniland Estates | $7.51M |
| Coral Bay | $6.9M |
| Unplatted | $6.35M |
| Kendall | $350K |
FASTEST SELLING · DOM
| Kendall | 58 |
| Suniland Estates | 64 |
| Unplatted | 169 |
| Coral Bay | 345 |
ZIP PERFORMANCE · $/SF
| Coral Bay | $1,757 |
| Unplatted | $1,076 |
| Suniland Estates | $1,047 |
| Kendall | $315 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$3,175/mo
Median asking rent
122
Active rentals
40
New listings (30d)
56
Median days on market
CONDO BUILDINGS IN 33156
Most active buildings by for-sale inventory · full building directory →
Monthly market report for 33156 → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in 33156, Miami-Dade County, is carrying 244 active listings this week at a median list price of $2,862,500. Fresh supply arrived over the past month — 46 new listings — against 52 pending sales, putting the market pulse at 0.21, a buyer's market. Homes are taking a median of 89 days on market. For context, Miami-Dade County runs at a 0.17 pulse. If inventory keeps outpacing contracts, buyers gain room to negotiate.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · 33156
How much do homes cost in 33156?
The median sale price in 33156 is $1.7M over the trailing 90 days, and the median list price is $2,862,500.
Is 33156 a buyer's or seller's market?
33156 is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.21; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in 33156?
There are 244 active for-sale listings in 33156 as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in 33156?
Homes in 33156 spend a median of 89 days on market.
What is the price per square foot in 33156?
The median list price per square foot in 33156 is $639.
What share of 33156 homes are owner-occupied?
About 66.0% of homes in 33156 are owner-occupied (homestead), per public property records.
How often do homes sell in 33156?
About 39.1% of homes in 33156 have changed hands over the past decade — roughly 3.9% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in 33156?
Homeownership in 33156 skews long-term: only about 39% of homes had a qualified sale in the past decade, so roughly 61% of owners have held 10+ years, per public deed records.
Are home prices in 33156 rising or falling?
The median sale price in 33156 is $1.7M, down 17.4% year over year and the median price per square foot is down 1.7%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does 33156 have?
33156 has about 6.5 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W45.