MEDIAN SALE PRICE
$580K
▼ 5.7% YoY
MEDIAN $/SF
$588
▼ 0.2% YTD
ACTIVE INVENTORY
1,470
for sale
SOLD VS. ORIGINAL ASK
91.7%
NEW95.1% of final list
DAYS TO CONTRACT
84
NEW120 to close
MARKET PULSE
0.06
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
downtown
BUYER'S ADVANTAGE
Today 0.06 · Miami 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $580K | |
| Median $/SF | $588 | |
| Median days on market | 122 | |
| Total sales (12mo) | 644 | |
| New listings (12mo) | 2,242 | |
| Sold ÷ original ask NEW | 91.7% | |
| Sold ÷ final list price NEW | 95.1% | |
| Sold below original ask NEW | 95% | |
| Median days to contract NEW | 84 | |
| Median days to close NEW | 120 | |
| How buyers paid NEW | 59% cash · 38% fin. · 3% n/d | |
| Months of supply | — | 27.4 |
| Sale-to-just-value COUNTY | — | 1.28× |
| Owner-occupied COUNTY | — | 56.8% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $7.5M | 9 | — | BUILDING |
| $2–5M | $3.27M | 16 | 2 | BUILDING 8.0:1 |
| $1–2M | $1.38M | 38 | 5 | BUILDING 7.6:1 |
| Under $1M | $560K | 179 | 30 | BUILDING 6.0:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW84
days, listing → contract
31
days, contract → closing
120
days, listing → closing
| Condos & townhomes · 626 | 83 days to contract · 120 to close · 91.8% of original ask |
| Single-family · 17 | 86 days to contract · 123 to close · 87.5% of original ask |
How long homes took to go under contract
Medians of 643 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 97% of sales (623 of 643).
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. 643 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
56.8%
Owner-occupied (homestead) COUNTY
1.28×
Sale-to-just-value ratio COUNTY
37.8%
Homes sold, 10-yr COUNTY
-0.2%
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.
CONDO BUILDINGS IN DOWNTOWN
Most active buildings by for-sale inventory · full building directory →
Monthly market report for Downtown → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Downtown, Miami, is carrying 1,470 active listings this week at a median list price of $665,000. Fresh supply arrived over the past month — 242 new listings — against 84 pending sales, putting the market pulse at 0.06, a buyer's market. Homes are taking a median of 122 days on market. For context, Miami 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 · DOWNTOWN
How much do homes cost in Downtown?
The median sale price in Downtown is $580K over the trailing 90 days, and the median list price is $665,000.
Is Downtown a buyer's or seller's market?
Downtown is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.06; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Downtown?
There are 1,470 active for-sale listings in Downtown as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Downtown?
Homes in Downtown spend a median of 122 days on market.
What is the price per square foot in Downtown?
The median list price per square foot in Downtown is $588.
What share of Downtown homes are owner-occupied?
About 56.8% of homes in surrounding Miami-Dade County are owner-occupied (homestead), per public property records — the county-level figure is shown because homestead data isn't published at the neighborhood level.
How often do homes sell in Downtown?
About 37.8% of homes in surrounding Miami-Dade County have changed hands over the past decade — roughly 3.8% per year — based on qualified arm's-length sales in public deed records. The county figure is shown because deed-level turnover isn't computed at the neighborhood level.
How long do homeowners typically own in Downtown?
Homeownership in Miami-Dade County skews long-term: only about 38% of homes had a qualified sale in the past decade, so roughly 62% of owners have held 10+ years, per public deed records.
Are home prices in Downtown rising or falling?
The median sale price in Downtown is $580K, down 5.7% 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 Downtown have?
Downtown has about 27.4 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.