MEDIAN SALE PRICE
$550K
▲ 1.1% YoY
MEDIAN $/SF
$582
▲ 0.2% YTD
ACTIVE INVENTORY
2,548
for sale
DAYS ON MARKET
125
▲ 0 days YoY
MONTHS OF SUPPLY
16.0
active ÷ 12mo sales pace
MARKET PULSE
0.1
Buyer's market
Price cuts (trailing 30d): 205 · 8.0% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
miami-beach
BUYER'S ADVANTAGE
Today 0.1 · Miami-Dade County 0.16
MARKET SUMMARY · 12 MONTHS
| Median sale price | $550K | |
| Median $/SF | $582 | |
| Median days on market | 125 | |
| Total sales (12mo) | 118 | |
| New listings (12mo) | 343 | |
| Sold ÷ list price | 93.6% | |
| Sold below list | 90% | |
| Sale-to-just-value | — | 1.31× |
| Owner-occupied | — | 28.4% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $9.25M | 30 | 12 | BUILDING 2.5:1 |
| $2–5M | $3.3M | 31 | 15 | BUILDING 2.1:1 |
| $1–2M | $1.45M | 37 | 14 | BUILDING 2.6:1 |
| Under $1M | $417K | 209 | 66 | BUILDING 3.2:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
28.4%
Owner-occupied (homestead)
1.31×
Sale-to-just-value ratio
44.5%
Homes sold, 10-yr
+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.
TOP NBHDS · MEDIAN PRICE
| Nautilus | $3.94M |
| Normandy Golf Course | $2.58M |
| Lake View | $2.4M |
| Isle Of Normandy Miami Vi | $725K |
| Alton Beach Bay Front Re | $463K |
| Biscayne Beach | $360K |
FASTEST SELLING · DOM
| Normandy Golf Course | 110 |
| Nautilus | 130 |
| Alton Beach Bay Front Re | 134 |
| Biscayne Beach | 146 |
| Lake View | 152 |
| Isle Of Normandy Miami Vi | 181 |
NBHDS PERFORMANCE · $/SF
| Nautilus | $1,538 |
| Normandy Golf Course | $1,200 |
| Lake View | $1,033 |
| Isle Of Normandy Miami Vi | $534 |
| Alton Beach Bay Front Re | $487 |
| Biscayne Beach | $442 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$3,400/mo
Median asking rent
2,642
Active rentals
573
New listings (30d)
90
Median days on market
CONDO BUILDINGS IN MIAMI BEACH
Most active buildings by for-sale inventory · full building directory →
Monthly market report for Miami Beach → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Miami Beach, Miami-Dade County, is carrying 2,548 active listings this week at a median list price of $609,500. Fresh supply arrived over the past month — 307 new listings — against 258 pending sales, putting the market pulse at 0.1, a buyer's market. Homes are taking a median of 153 days on market. For context, Miami-Dade County runs at a 0.16 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 · MIAMI BEACH
How much do homes cost in Miami Beach?
The median sale price in Miami Beach is $550K over the trailing 90 days, and the median list price is $609,500.
Is Miami Beach a buyer's or seller's market?
Miami Beach 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 homes are for sale in Miami Beach?
There are 2,548 active for-sale listings in Miami Beach as of snapshot 2026-W39, updated weekly.
How long do homes take to sell in Miami Beach?
Homes in Miami Beach spend a median of 125 days on market.
What is the price per square foot in Miami Beach?
The median list price per square foot in Miami Beach is $582.
What share of Miami Beach homes are owner-occupied?
About 28.4% of homes in Miami Beach are owner-occupied (homestead), per public property records.
How often do homes sell in Miami Beach?
About 44.5% of homes in Miami Beach 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 Miami Beach?
Homeownership in Miami Beach 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 home prices in Miami Beach rising or falling?
The median sale price in Miami Beach is $550K, up 1.1% year over year and the median price per square foot is up 5.2%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Miami Beach have?
Miami Beach has about 16.0 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-W39.