MEDIAN SALE PRICE
$695K
▲ 0.7% YoY
MEDIAN $/SF
$437
▲ 0.7% YTD
ACTIVE INVENTORY
111
for sale
SOLD VS. ORIGINAL ASK
95.7%
NEW97.3% of final list
DAYS TO CONTRACT
32
NEW69 to close
MARKET PULSE
0.26
Buyer's market
Price cuts (trailing 30d): 31 · 27.9% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
33165
BUYER'S ADVANTAGE
Today 0.26 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $695K | |
| Median $/SF | $437 | |
| Median days on market | 68 | |
| Total sales (12mo) | 312 | |
| New listings (12mo) | 422 | |
| Sold ÷ original ask NEW | 95.7% | |
| Sold ÷ final list price NEW | 97.3% | |
| Sold below original ask NEW | 79% | |
| Median days to contract NEW | 32 | |
| Median days to close NEW | 69 | |
| How buyers paid NEW | 22% cash · 73% fin. · 5% n/d | |
| Months of supply | — | 4.3 |
| Sale-to-just-value | — | 1.26× |
| Owner-occupied | — | 75.9% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $1–2M | $1.35M | 6 | 1 | BUILDING 6.0:1 |
| Under $1M | $725K | 28 | 14 | BUILDING 2.0:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW32
days, listing → contract
32
days, contract → closing
69
days, listing → closing
| Condos & townhomes · 29 | 55 days to contract · 88 to close · 94.7% of original ask |
| Single-family · 282 | 30 days to contract · 68 to close · 95.7% of original ask |
How long homes took to go under contract
Medians of 311 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW23%
cash share of disclosed sales
Financing reported on 95% of sales (297 of 311).
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. 311 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
75.9%
Owner-occupied (homestead)
1.26×
Sale-to-just-value ratio
23.5%
Homes sold, 10-yr
+0.7%
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
| Westwood Lake | $775K |
| Heftler Homes | $760K |
FASTEST SELLING · DOM
| Heftler Homes | 35 |
| Westwood Lake | 79 |
ZIP PERFORMANCE · $/SF
| Heftler Homes | $556 |
| Westwood Lake | $503 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$2,600/mo
Median asking rent
51
Active rentals
29
New listings (30d)
27
Median days on market
MARKET NARRATIVE
The for-sale market in 33165, Miami-Dade County, is carrying 111 active listings this week at a median list price of $789,000. Fresh supply arrived over the past month — 34 new listings — against 29 pending sales, putting the market pulse at 0.26, a buyer's market. Homes are taking a median of 66 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 · 33165
How much do homes cost in 33165?
The median sale price in 33165 is $695K over the trailing 90 days, and the median list price is $789,000.
Is 33165 a buyer's or seller's market?
33165 is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.26; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in 33165?
There are 111 active for-sale listings in 33165 as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in 33165?
Homes in 33165 spend a median of 68 days on market.
What is the price per square foot in 33165?
The median list price per square foot in 33165 is $437.
What share of 33165 homes are owner-occupied?
About 75.9% of homes in 33165 are owner-occupied (homestead), per public property records.
How often do homes sell in 33165?
About 23.5% of homes in 33165 have changed hands over the past decade — roughly 2.4% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in 33165?
Homeownership in 33165 skews long-term: only about 24% of homes had a qualified sale in the past decade, so roughly 77% of owners have held 10+ years, per public deed records.
Are home prices in 33165 rising or falling?
The median sale price in 33165 is $695K, up 0.7% year over year and the median price per square foot is up 7.4%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does 33165 have?
33165 has about 4.3 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.