MEDIAN SALE PRICE
$300K
trailing 90d
MEDIAN $/SF
$292
▼ 11.5% YTD
ACTIVE INVENTORY
380
for sale
DAYS ON MARKET
132
▲ 13 days YoY
MONTHS OF SUPPLY
13.0
active ÷ 12mo sales pace
MARKET PULSE
0.1
Buyer's market
Price cuts (trailing 30d): 74 · 19.5% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
north-miami-beach
BUYER'S ADVANTAGE
Today 0.1 · Miami-Dade County 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $300K | |
| Median $/SF | $292 | |
| Median days on market | 132 | |
| Total sales (12mo) | 351 | |
| New listings (12mo) | 801 | |
| Sold ÷ list price | 94.1% | |
| Sold below list | 81% | |
| Sale-to-just-value | — | 1.30× |
| Owner-occupied | — | 50.1% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $6.49M | 4 | — | BUILDING |
| $2–5M | $2.79M | 2 | 1 | BUILDING 2.0:1 |
| $1–2M | $1.25M | 10 | 1 | BUILDING 10.0:1 |
| Under $1M | $426K | 60 | 17 | BUILDING 3.5:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
50.1%
Owner-occupied (homestead)
1.30×
Sale-to-just-value ratio
37.8%
Homes sold, 10-yr
-11.5%
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
| Sky Lake | $1.9M |
| Eastern Shores | $392K |
| Fulford By The Sea | $167K |
FASTEST SELLING · DOM
| Eastern Shores | 83 |
| Sky Lake | 85 |
| Fulford By The Sea | 148 |
NBHDS PERFORMANCE · $/SF
| Sky Lake | $731 |
| Eastern Shores | $373 |
| Fulford By The Sea | $208 |
RENTAL MARKET for-lease · separate from the for-sale figures above
$2,350/mo
Median asking rent
310
Active rentals
117
New listings (30d)
42
Median days on market
Current for-sale inventory in North Miami Beach: luxury homes →
CONDO BUILDINGS IN NORTH MIAMI BEACH
Most active buildings by for-sale inventory · all condo buildings in North Miami Beach → · A–Z directory →
Monthly market report for North Miami Beach → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in North Miami Beach, Miami-Dade County, is carrying 380 active listings this week at a median list price of $530,000. Fresh supply arrived over the past month — 76 new listings — against 39 pending sales, putting the market pulse at 0.1, a buyer's market. Homes are taking a median of 135 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 BEACH
How much do homes cost in North Miami Beach?
The median sale price in North Miami Beach is $300K over the trailing 90 days, and the median list price is $530,000.
Is North Miami Beach a buyer's or seller's market?
North 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 North Miami Beach?
There are 380 active for-sale listings in North Miami Beach as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in North Miami Beach?
Homes in North Miami Beach spend a median of 132 days on market.
What is the price per square foot in North Miami Beach?
The median list price per square foot in North Miami Beach is $292.
What share of North Miami Beach homes are owner-occupied?
About 50.1% of homes in North Miami Beach are owner-occupied (homestead), per public property records.
How often do homes sell in North Miami Beach?
About 37.8% of homes in North Miami Beach have changed hands over the past decade — roughly 3.8% per year — based on qualified arm's-length sales in public deed records.
How long do homeowners typically own in North Miami Beach?
Homeownership in North Miami Beach skews long-term: only about 38% of homes had a qualified sale in the past decade, so roughly 62% of owners have held 10+ years, per public deed records.
How much housing inventory does North Miami Beach have?
North Miami Beach has about 13.0 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-W45.