MEDIAN SALE PRICE
$445K
▼ 1.1% YoY
MEDIAN $/SF
$306
▼ 0.3% YTD
ACTIVE INVENTORY
394
for sale
SOLD VS. ORIGINAL ASK
92.0%
NEW94.6% of final list
DAYS TO CONTRACT
53
NEW94 to close
MARKET PULSE
0.14
Buyer's market
Price cuts (trailing 30d): 68 · 17.3% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
north-miami
BUYER'S ADVANTAGE
Today 0.14 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $445K | |
| Median $/SF | $306 | |
| Median days on market | 95 | |
| Total sales (12mo) | 356 | |
| New listings (12mo) | 854 | |
| Sold ÷ original ask NEW | 92.0% | |
| Sold ÷ final list price NEW | 94.6% | |
| Sold below original ask NEW | 86% | |
| Median days to contract NEW | 53 | |
| Median days to close NEW | 94 | |
| How buyers paid NEW | 46% cash · 49% fin. · 5% n/d | |
| Months of supply | — | 13.3 |
| Sale-to-just-value | — | 1.28× |
| Owner-occupied | — | 56.3% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $7.6M | 7 | — | BUILDING |
| $2–5M | $2.97M | 8 | 3 | BUILDING 2.7:1 |
| $1–2M | $1.5M | 8 | — | BUILDING |
| Under $1M | $260K | 57 | 21 | BUILDING 2.7:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW53
days, listing → contract
35
days, contract → closing
94
days, listing → closing
| Condos & townhomes · 130 | 63 days to contract · 104 to close · 90.6% of original ask |
| Single-family · 224 | 44 days to contract · 88 to close · 92.7% of original ask |
How long homes took to go under contract
Medians of 354 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW49%
cash share of disclosed sales
Financing reported on 95% of sales (338 of 354).
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. 354 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
56.3%
Owner-occupied (homestead)
1.28×
Sale-to-just-value ratio
33.5%
Homes sold, 10-yr
-0.3%
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
| Keystone Island | $3.33M |
| Keystone Point | $2.87M |
| Breezeswept Estates | $712K |
| Irons Manor | $550K |
| Nichols Heights | $550K |
| Griffing Biscayne Pk Esta | $327K |
FASTEST SELLING · DOM
| Breezeswept Estates | 27 |
| Nichols Heights | 84 |
| Griffing Biscayne Pk Esta | 91 |
| Keystone Island | 92 |
| Irons Manor | 94 |
| Keystone Point | 141 |
NBHDS PERFORMANCE · $/SF
| Keystone Island | $1,445 |
| Keystone Point | $1,119 |
| Nichols Heights | $433 |
| Breezeswept Estates | $405 |
| Griffing Biscayne Pk Esta | $381 |
| Irons Manor | $332 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$2,500/mo
Median asking rent
319
Active rentals
104
New listings (30d)
52
Median days on market
CONDO BUILDINGS IN NORTH MIAMI
Most active buildings by for-sale inventory · all condo buildings in North Miami → · A–Z directory →
Monthly market report for North Miami → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in North Miami, Miami-Dade County, is carrying 394 active listings this week at a median list price of $357,500. Fresh supply arrived over the past month — 80 new listings — against 56 pending sales, putting the market pulse at 0.14, a buyer's market. Homes are taking a median of 93 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 · NORTH MIAMI
How much do homes cost in North Miami?
The median sale price in North Miami is $445K over the trailing 90 days, and the median list price is $357,500.
Is North Miami a buyer's or seller's market?
North Miami is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.14; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in North Miami?
There are 394 active for-sale listings in North Miami as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in North Miami?
Homes in North Miami spend a median of 95 days on market.
What is the price per square foot in North Miami?
The median list price per square foot in North Miami is $306.
What share of North Miami homes are owner-occupied?
About 56.3% of homes in North Miami are owner-occupied (homestead), per public property records.
How often do homes sell in North Miami?
About 33.5% of homes in North Miami have changed hands over the past decade — roughly 3.4% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in North Miami?
Homeownership in North Miami skews long-term: only about 34% of homes had a qualified sale in the past decade, so roughly 67% of owners have held 10+ years, per public deed records.
Are home prices in North Miami rising or falling?
The median sale price in North Miami is $445K, down 1.1% year over year and the median price per square foot is down 13.3%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does North Miami have?
North Miami has about 13.3 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.