MEDIAN SALE PRICE
$540K
▲ 1.5% YoY
MEDIAN $/SF
$370
▲ 7.1% YTD
ACTIVE INVENTORY
62
for sale
SOLD VS. ORIGINAL ASK
95.6%
NEW98.3% of final list
DAYS TO CONTRACT
51
NEW93 to close
MARKET PULSE
0.47
Balanced
Price cuts (trailing 30d): 15 · 24.2% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
33169
BALANCED MARKET
Today 0.47 · Miami-Dade County 0.27
MARKET SUMMARY · 12 MONTHS
| Median sale price | $540K | |
| Median $/SF | $370 | |
| Median days on market | 93 | |
| Total sales (12mo) | 181 | |
| New listings (12mo) | 236 | |
| Sold ÷ original ask NEW | 95.6% | |
| Sold ÷ final list price NEW | 98.3% | |
| Sold below original ask NEW | 73% | |
| Median days to contract NEW | 51 | |
| Median days to close NEW | 93 | |
| How buyers paid NEW | 16% cash · 82% fin. · 2% n/d | |
| Months of supply | — | 4.1 |
| Sale-to-just-value ALL HOMES | — | 1.27× |
| Owner-occupied ALL HOMES | — | 66.7% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| Under $1M | $577K | 17 | 8 | BUILDING 2.1:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW51
days, listing → contract
38
days, contract → closing
93
days, listing → closing
How long single-family homes took to go under contract
Medians of 181 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW16%
cash share of disclosed sales
Financing reported on 98% of sales (177 of 181).
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. 181 closed sales of single-family homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDStax-roll figures cover all homes · appreciation is single-family homes
66.7%
Owner-occupied (homestead)
1.27×
Sale-to-just-value ratio
31.4%
Homes sold, 10-yr
+7.1%
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
| Biscayne Gardens | $845K |
| Bisc Gardens | $663K |
| Scott Lake Manor | $580K |
| Norwood | $570K |
| Vista Lago | $505K |
FASTEST SELLING · DOM
| Norwood | 45 |
| Scott Lake Manor | 79 |
| Biscayne Gardens | 90 |
| Vista Lago | 100 |
| Bisc Gardens | 137 |
ZIP PERFORMANCE · $/SF
| Bisc Gardens | $461 |
| Biscayne Gardens | $446 |
| Scott Lake Manor | $338 |
| Norwood | $335 |
| Vista Lago | $300 |
RENTAL MARKET for-lease single-family homes · separate from the for-sale figures above
$3,300/mo
Median asking rent
21
Active rentals
9
New listings (30d)
44
Median days on market
CONDO BUILDINGS IN 33169
Most active buildings by for-sale inventory · full building directory →
FREQUENTLY ASKED · 33169
How much do single-family homes cost in 33169?
The median sale price in 33169 is $540K over the trailing 90 days, and the median list price is $579,500.
Is 33169 a buyer's or seller's market?
33169 is currently a balanced market. Its market pulse — pending sales divided by active listings — is 0.47; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in 33169?
There are 62 active for-sale listings of single-family homes in 33169 as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in 33169?
Single-family homes in 33169 spend a median of 93 days on market.
What is the price per square foot in 33169?
The median list price per square foot in 33169 is $370.
What share of 33169 homes are owner-occupied?
About 66.7% of homes in 33169 are owner-occupied (homestead), per public property records.
How often do homes sell in 33169?
About 31.4% of homes in 33169 have changed hands over the past decade — roughly 3.1% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in 33169?
Homeownership in 33169 skews long-term: only about 31% of homes had a qualified sale in the past decade, so roughly 69% of owners have held 10+ years, per public deed records.
Are single-family home prices in 33169 rising or falling?
The median sale price in 33169 is $540K, up 1.5% year over year and the median price per square foot is up 18.6%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does 33169 have?
33169 has about 4.1 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.