MEDIAN SALE PRICE
$595K
▲ 16.7% YoY
MEDIAN $/SF
$619
▲ 2.5% YTD
ACTIVE INVENTORY
1,916
for sale
SOLD VS. ORIGINAL ASK
91.4%
NEW94.3% of final list
DAYS TO CONTRACT
87
NEW126 to close
MARKET PULSE
0.11
Buyer's market
Price cuts (trailing 30d): 264 · 13.8% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
miami-beach
BUYER'S ADVANTAGE
Today 0.11 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $595K | |
| Median $/SF | $619 | |
| Median days on market | 126 | |
| Total sales (12mo) | 1,876 | |
| New listings (12mo) | 3,721 | |
| Sold ÷ original ask NEW | 91.4% | |
| Sold ÷ final list price NEW | 94.3% | |
| Sold below original ask NEW | 92% | |
| Median days to contract NEW | 87 | |
| Median days to close NEW | 126 | |
| How buyers paid NEW | 69% cash · 28% fin. · 3% n/d | |
| Months of supply | — | 12.3 |
| Sale-to-just-value | — | 1.31× |
| Owner-occupied | — | 28.4% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $9.35M | 32 | 2 | BUILDING 16.0:1 |
| $2–5M | $3.37M | 47 | 13 | BUILDING 3.6:1 |
| $1–2M | $1.45M | 43 | 13 | BUILDING 3.3:1 |
| Under $1M | $419K | 205 | 78 | BUILDING 2.6:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW87
days, listing → contract
32
days, contract → closing
126
days, listing → closing
| Condos & townhomes · 1,632 | 84 days to contract · 123 to close · 91.8% of original ask |
| Single-family · 237 | 105 days to contract · 146 to close · 88.9% of original ask |
How long homes took to go under contract
Medians of 1,870 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW71%
cash share of disclosed sales
Financing reported on 98% of sales (1,824 of 1,870).
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. 1,870 closed sales of homes, Nov 2025 – Oct 2026.
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
+2.5%
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
| Beach View | $4.65M |
| Normandy Golf Course | $3.54M |
| Lake View | $2.59M |
| Isle Of Normandy Miami Vi | $820K |
| Alton Beach Bay Front Re | $442K |
| Biscayne Beach | $410K |
FASTEST SELLING · DOM
| Normandy Golf Course | 54 |
| Lake View | 58 |
| Beach View | 64 |
| Biscayne Beach | 100 |
| Isle Of Normandy Miami Vi | 135 |
| Alton Beach Bay Front Re | 139 |
NBHDS PERFORMANCE · $/SF
| Beach View | $1,319 |
| Normandy Golf Course | $1,271 |
| Lake View | $1,066 |
| Isle Of Normandy Miami Vi | $680 |
| Biscayne Beach | $550 |
| Alton Beach Bay Front Re | $461 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$3,450/mo
Median asking rent
1,695
Active rentals
473
New listings (30d)
71
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 1,916 active listings this week at a median list price of $649,900. Fresh supply arrived over the past month — 327 new listings — against 207 pending sales, putting the market pulse at 0.11, a buyer's market. Homes are taking a median of 127 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 · MIAMI BEACH
How much do homes cost in Miami Beach?
The median sale price in Miami Beach is $595K over the trailing 90 days, and the median list price is $649,900.
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 0.11; 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 1,916 active for-sale listings in Miami Beach as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Miami Beach?
Homes in Miami Beach spend a median of 126 days on market.
What is the price per square foot in Miami Beach?
The median list price per square foot in Miami Beach is $619.
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 $595K, up 16.7% year over year and the median price per square foot is up 16.1%. 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 12.3 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.