MEDIAN SALE PRICE
$2.4M
▲ 14.4% YoY
MEDIAN $/SF
$857
▲ 4.8% YTD
ACTIVE INVENTORY
52
for sale
SOLD VS. ORIGINAL ASK
91.3%
NEW92.9% of final list
DAYS TO CONTRACT
64
NEW107 to close
MARKET PULSE
0.1
Buyer's market
Price cuts (trailing 30d): 5 · 9.6% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
33181
BUYER'S ADVANTAGE
Today 0.1 · Miami-Dade County 0.27
MARKET SUMMARY · 12 MONTHS
| Median sale price | $2.4M | |
| Median $/SF | $857 | |
| Median days on market | 143 | |
| Total sales (12mo) | 71 | |
| New listings (12mo) | 115 | |
| Sold ÷ original ask NEW | 91.3% | |
| Sold ÷ final list price NEW | 92.9% | |
| Sold below original ask NEW | 93% | |
| Median days to contract NEW | 64 | |
| Median days to close NEW | 107 | |
| How buyers paid NEW | 56% cash · 38% fin. · 6% n/d | |
| Months of supply | — | 8.8 |
| Sale-to-just-value ALL HOMES | — | 1.26× |
| Owner-occupied ALL HOMES | — | 44.2% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $9.25M | 5 | — | BUILDING |
| $2–5M | $3.1M | 6 | 3 | BUILDING 2.0:1 |
| $1–2M | $1.5M | 2 | — | BUILDING |
| Under $1M | $825K | 4 | 1 | BUILDING 4.0:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW64
days, listing → contract
37
days, contract → closing
107
days, listing → closing
How long single-family homes took to go under contract
Medians of 71 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW60%
cash share of disclosed sales
Financing reported on 94% of sales (67 of 71).
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. 71 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
44.2%
Owner-occupied (homestead)
1.26×
Sale-to-just-value ratio
44.5%
Homes sold, 10-yr
+4.8%
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
| Coronado Harbor | $5.9M |
| Keystone Island | $3.33M |
| Keystone Point | $2.87M |
FASTEST SELLING · DOM
| Coronado Harbor | 16 |
| Keystone Island | 92 |
| Keystone Point | 141 |
ZIP PERFORMANCE · $/SF
| Keystone Island | $1,445 |
| Coronado Harbor | $1,342 |
| Keystone Point | $1,119 |
RENTAL MARKET for-lease single-family homes · separate from the for-sale figures above
$10,300/mo
Median asking rent
16
Active rentals
6
New listings (30d)
43
Median days on market
CONDO BUILDINGS IN 33181
Most active buildings by for-sale inventory · all condo buildings in North Miami → · A–Z directory →
FREQUENTLY ASKED · 33181
How much do single-family homes cost in 33181?
The median sale price in 33181 is $2.4M over the trailing 90 days, and the median list price is $2,974,500.
Is 33181 a buyer's or seller's market?
33181 is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.10; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in 33181?
There are 52 active for-sale listings of single-family homes in 33181 as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in 33181?
Single-family homes in 33181 spend a median of 143 days on market.
What is the price per square foot in 33181?
The median list price per square foot in 33181 is $857.
What share of 33181 homes are owner-occupied?
About 44.2% of homes in 33181 are owner-occupied (homestead), per public property records.
How often do homes sell in 33181?
About 44.5% of homes in 33181 have changed hands over the past decade — roughly 4.5% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in 33181?
Homeownership in 33181 skews long-term: only about 45% of homes had a qualified sale in the past decade, so roughly 56% of owners have held 10+ years, per public deed records.
Are single-family home prices in 33181 rising or falling?
The median sale price in 33181 is $2.4M, up 14.4% year over year and the median price per square foot is down 7.5%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does 33181 have?
33181 has about 8.8 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.