MEDIAN SALE PRICE
$490K
▲ 9.9% YoY
MEDIAN $/SF
$573
▲ 2.7% YTD
ACTIVE INVENTORY
1,735
for sale
SOLD VS. ORIGINAL ASK
91.8%
NEW94.5% of final list
DAYS TO CONTRACT
84
NEW123 to close
MARKET PULSE
0.1
Buyer's market
Price cuts (trailing 30d): 241 · 13.9% 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 0.13
MARKET SUMMARY · 12 MONTHS
| Median sale price | $490K | |
| Median $/SF | $573 | |
| Median days on market | 125 | |
| Total sales (12mo) | 1,638 | |
| New listings (12mo) | 3,312 | |
| Sold ÷ original ask NEW | 91.8% | |
| Sold ÷ final list price NEW | 94.5% | |
| Sold below original ask NEW | 91% | |
| Median days to contract NEW | 84 | |
| Median days to close NEW | 123 | |
| How buyers paid NEW | 69% cash · 29% fin. · 2% n/d | |
| Months of supply | — | 12.7 |
| Sale-to-just-value ALL HOMES | — | 1.31× |
| Owner-occupied ALL HOMES | — | 28.4% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $8.6M | 13 | 2 | BUILDING 6.5:1 |
| $2–5M | $3.3M | 32 | 6 | BUILDING 5.3:1 |
| $1–2M | $1.42M | 41 | 10 | BUILDING 4.1:1 |
| Under $1M | $415K | 202 | 78 | BUILDING 2.6:1 |
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
123
days, listing → closing
How long condos and townhomes took to go under contract
Medians of 1,632 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 (1,595 of 1,632).
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. 1,632 closed sales of condos and townhomes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDStax-roll figures cover all homes · appreciation is condos and townhomes
28.4%
Owner-occupied (homestead)
1.31×
Sale-to-just-value ratio
44.5%
Homes sold, 10-yr
+2.7%
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 | $4.17M |
| Lake View | $395K |
| Alton Beach Bay Front Re | $370K |
| Normandy Golf Course | $340K |
| Biscayne Beach | $290K |
| Isle Of Normandy Miami Vi | $283K |
FASTEST SELLING · DOM
| Lake View | 65 |
| Normandy Golf Course | 87 |
| Biscayne Beach | 105 |
| Alton Beach Bay Front Re | 121 |
| Isle Of Normandy Miami Vi | 133 |
| Nautilus | 298 |
NBHDS PERFORMANCE · $/SF
| Nautilus | $1,185 |
| Lake View | $556 |
| Alton Beach Bay Front Re | $448 |
| Biscayne Beach | $429 |
| Isle Of Normandy Miami Vi | $356 |
| Normandy Golf Course | $323 |
RENTAL MARKET for-lease condos and townhomes · separate from the for-sale figures above
$3,650/mo
Median asking rent
1,284
Active rentals
329
New listings (30d)
80
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 →
FREQUENTLY ASKED · MIAMI BEACH
How much do condos and townhomes cost in Miami Beach?
The median sale price in Miami Beach is $490K over the trailing 90 days, and the median list price is $550,000.
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 condos and townhomes are for sale in Miami Beach?
There are 1,735 active for-sale listings of condos and townhomes in Miami Beach as of snapshot 2026-W45, updated weekly.
How long do condos and townhomes take to sell in Miami Beach?
Condos and townhomes 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 $573.
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 condo and townhome prices in Miami Beach rising or falling?
The median sale price in Miami Beach is $490K, up 9.9% year over year and the median price per square foot is up 12.1%. 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 12.7 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.