MEDIAN SALE PRICE
$3.77M
trailing 90d
MEDIAN $/SF
$1,221
▲ 17.3% YTD
ACTIVE INVENTORY
172
for sale
SOLD VS. ORIGINAL ASK
88.9%
NEW91.9% of final list
DAYS TO CONTRACT
105
NEW146 to close
MARKET PULSE
0.19
Buyer's market
Price cuts (trailing 30d): 23 · 13.4% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
miami-beach
BUYER'S ADVANTAGE
Today 0.19 · Miami-Dade County 0.27
MARKET SUMMARY · 12 MONTHS
| Median sale price | $3.77M | |
| Median $/SF | $1,221 | |
| Median days on market | 148 | |
| Total sales (12mo) | 237 | |
| New listings (12mo) | 400 | |
| Sold ÷ original ask NEW | 88.9% | |
| Sold ÷ final list price NEW | 91.9% | |
| Sold below original ask NEW | 93% | |
| Median days to contract NEW | 105 | |
| Median days to close NEW | 146 | |
| How buyers paid NEW | 71% cash · 25% fin. · 4% n/d | |
| Months of supply | — | 8.7 |
| 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+ | $10.3M | 19 | — | BUILDING |
| $2–5M | $3.6M | 15 | 7 | BUILDING 2.1:1 |
| $1–2M | $1.79M | 1 | 3 | SUPPLY-STARVED |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW105
days, listing → contract
32
days, contract → closing
146
days, listing → closing
How long single-family homes took to go under contract
Medians of 237 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW74%
cash share of disclosed sales
Financing reported on 96% of sales (228 of 237).
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. 237 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
28.4%
Owner-occupied (homestead)
1.31×
Sale-to-just-value ratio
44.5%
Homes sold, 10-yr
+17.3%
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
| Normandy Golf Course | $7.42M |
| Alton Beach Bay Front Re | $5.47M |
| Beach View | $4.65M |
| Lake View | $3.8M |
| Biscayne Beach | $2.9M |
| Isle Of Normandy Miami Vi | $1.01M |
FASTEST SELLING · DOM
| Normandy Golf Course | 41 |
| Biscayne Beach | 49 |
| Lake View | 58 |
| Beach View | 64 |
| Isle Of Normandy Miami Vi | 167 |
| Alton Beach Bay Front Re | 170 |
NBHDS PERFORMANCE · $/SF
| Normandy Golf Course | $1,851 |
| Lake View | $1,468 |
| Biscayne Beach | $1,454 |
| Beach View | $1,319 |
| Alton Beach Bay Front Re | $1,093 |
| Isle Of Normandy Miami Vi | $756 |
RENTAL MARKET for-lease single-family homes · separate from the for-sale figures above
$23,445/mo
Median asking rent
75
Active rentals
18
New listings (30d)
72
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 single-family homes cost in Miami Beach?
The median sale price in Miami Beach is $3.77M over the trailing 90 days, and the median list price is $5,499,500.
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 0.19; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in Miami Beach?
There are 172 active for-sale listings of single-family homes in Miami Beach as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in Miami Beach?
Single-family homes in Miami Beach spend a median of 148 days on market.
What is the price per square foot in Miami Beach?
The median list price per square foot in Miami Beach is $1,221.
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.
How much housing inventory does Miami Beach have?
Miami Beach has about 8.7 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.