MEDIAN SALE PRICE
$599K
▲ 3.5% YoY
MEDIAN $/SF
$322
▼ 0.3% YTD
ACTIVE INVENTORY
154
for sale
SOLD VS. ORIGINAL ASK
96.1%
NEW98.1% of final list
DAYS TO CONTRACT
50
NEW85 to close
MARKET PULSE
0.25
Buyer's market
Price cuts (trailing 30d): 43 · 27.9% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
33196
BUYER'S ADVANTAGE
Today 0.25 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $599K | |
| Median $/SF | $322 | |
| Median days on market | 86 | |
| Total sales (12mo) | 370 | |
| New listings (12mo) | 536 | |
| Sold ÷ original ask NEW | 96.1% | |
| Sold ÷ final list price NEW | 98.1% | |
| Sold below original ask NEW | 81% | |
| Median days to contract NEW | 50 | |
| Median days to close NEW | 85 | |
| How buyers paid NEW | 16% cash · 78% fin. · 5% n/d | |
| Months of supply | — | 5.0 |
| Sale-to-just-value | — | 1.27× |
| Owner-occupied | — | 68.0% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| Under $1M | $550K | 30 | 29 | BALANCED |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW50
days, listing → contract
34
days, contract → closing
85
days, listing → closing
| Condos & townhomes · 125 | 55 days to contract · 91 to close · 96.5% of original ask |
| Single-family · 242 | 45 days to contract · 83 to close · 96.0% of original ask |
How long homes took to go under contract
Medians of 367 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW17%
cash share of disclosed sales
Financing reported on 95% of sales (348 of 368).
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. 368 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
68.0%
Owner-occupied (homestead)
1.27×
Sale-to-just-value ratio
41.9%
Homes sold, 10-yr
-0.3%
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
| Tamiam | $730K |
| Forest Lakes Estates | $720K |
| Kendall Commons Residenti | $640K |
| Country Walk | $630K |
| Hammocks | $372K |
| Kendall | $350K |
FASTEST SELLING · DOM
| Kendall | 58 |
| Kendall Commons Residenti | 76 |
| Country Walk | 76 |
| Hammocks | 91 |
| Tamiam | 94 |
| Forest Lakes Estates | 120 |
ZIP PERFORMANCE · $/SF
| Tamiam | $382 |
| Country Walk | $353 |
| Forest Lakes Estates | $342 |
| Hammocks | $316 |
| Kendall | $315 |
| Kendall Commons Residenti | $309 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$2,750/mo
Median asking rent
114
Active rentals
39
New listings (30d)
45
Median days on market
CONDO BUILDINGS IN 33196
Most active buildings by for-sale inventory · full building directory →
MARKET NARRATIVE
The for-sale market in 33196, Miami-Dade County, is carrying 154 active listings this week at a median list price of $572,500. Fresh supply arrived over the past month — 32 new listings — against 38 pending sales, putting the market pulse at 0.25, a buyer's market. Homes are taking a median of 87 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 · 33196
How much do homes cost in 33196?
The median sale price in 33196 is $599K over the trailing 90 days, and the median list price is $572,500.
Is 33196 a buyer's or seller's market?
33196 is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.25; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in 33196?
There are 154 active for-sale listings in 33196 as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in 33196?
Homes in 33196 spend a median of 86 days on market.
What is the price per square foot in 33196?
The median list price per square foot in 33196 is $322.
What share of 33196 homes are owner-occupied?
About 68.0% of homes in 33196 are owner-occupied (homestead), per public property records.
How often do homes sell in 33196?
About 41.9% of homes in 33196 have changed hands over the past decade — roughly 4.2% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in 33196?
Homeownership in 33196 skews long-term: only about 42% of homes had a qualified sale in the past decade, so roughly 58% of owners have held 10+ years, per public deed records.
Are home prices in 33196 rising or falling?
The median sale price in 33196 is $599K, up 3.5% year over year and the median price per square foot is up 3.5%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does 33196 have?
33196 has about 5.0 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.