MEDIAN SALE PRICE
$665K
▼ 5.0% YoY
MEDIAN $/SF
$352
▲ 2.1% YTD
ACTIVE INVENTORY
76
for sale
SOLD VS. ORIGINAL ASK
96.0%
NEW98.2% of final list
DAYS TO CONTRACT
45
NEW83 to close
MARKET PULSE
0.34
Buyer's market
Price cuts (trailing 30d): 32 · 42.1% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
33196
BUYER'S ADVANTAGE
Today 0.34 · Miami-Dade County 0.27
MARKET SUMMARY · 12 MONTHS
| Median sale price | $665K | |
| Median $/SF | $352 | |
| Median days on market | 89 | |
| Total sales (12mo) | 242 | |
| New listings (12mo) | 320 | |
| Sold ÷ original ask NEW | 96.0% | |
| Sold ÷ final list price NEW | 98.2% | |
| Sold below original ask NEW | 80% | |
| Median days to contract NEW | 45 | |
| Median days to close NEW | 83 | |
| How buyers paid NEW | 12% cash · 84% fin. · 5% n/d | |
| Months of supply | — | 3.8 |
| Sale-to-just-value ALL HOMES | — | 1.27× |
| Owner-occupied ALL HOMES | — | 68.0% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| Under $1M | $732K | 14 | 20 | BALANCED |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW45
days, listing → contract
34
days, contract → closing
83
days, listing → closing
How long single-family homes took to go under contract
Medians of 241 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW13%
cash share of disclosed sales
Financing reported on 95% of sales (231 of 242).
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. 242 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
68.0%
Owner-occupied (homestead)
1.27×
Sale-to-just-value ratio
41.9%
Homes sold, 10-yr
+2.1%
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
| Tamiam | $940K |
| Kendall | $920K |
| Forest Lakes Estates | $750K |
| Kendall Commons Residenti | $724K |
| Hammocks | $699K |
| Country Walk | $675K |
FASTEST SELLING · DOM
| Tamiam | 49 |
| Kendall | 52 |
| Country Walk | 66 |
| Hammocks | 71 |
| Kendall Commons Residenti | 72 |
| Forest Lakes Estates | 124 |
ZIP PERFORMANCE · $/SF
| Kendall | $498 |
| Tamiam | $410 |
| Hammocks | $354 |
| Country Walk | $353 |
| Kendall Commons Residenti | $317 |
| Forest Lakes Estates | $315 |
RENTAL MARKET for-lease single-family homes · separate from the for-sale figures above
$3,998/mo
Median asking rent
26
Active rentals
12
New listings (30d)
35
Median days on market
CONDO BUILDINGS IN 33196
Most active buildings by for-sale inventory · full building directory →
FREQUENTLY ASKED · 33196
How much do single-family homes cost in 33196?
The median sale price in 33196 is $665K over the trailing 90 days, and the median list price is $769,750.
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 0.34; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in 33196?
There are 76 active for-sale listings of single-family homes in 33196 as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in 33196?
Single-family homes in 33196 spend a median of 89 days on market.
What is the price per square foot in 33196?
The median list price per square foot in 33196 is $352.
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 single-family home prices in 33196 rising or falling?
The median sale price in 33196 is $665K, down 5.0% year over year and the median price per square foot is up 10.7%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does 33196 have?
33196 has about 3.8 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.