MEDIAN SALE PRICE
$540K
▲ 8.0% YoY
MEDIAN $/SF
$376
▼ 3.1% YTD
ACTIVE INVENTORY
129
for sale
SOLD VS. ORIGINAL ASK
92.7%
NEW95.2% of final list
DAYS TO CONTRACT
44
NEW88 to close
MARKET PULSE
0.29
Buyer's market
Price cuts (trailing 30d): 32 · 24.8% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
north-miami
BUYER'S ADVANTAGE
Today 0.29 · Miami-Dade County 0.27
MARKET SUMMARY · 12 MONTHS
| Median sale price | $540K | |
| Median $/SF | $376 | |
| Median days on market | 85 | |
| Total sales (12mo) | 225 | |
| New listings (12mo) | 396 | |
| Sold ÷ original ask NEW | 92.7% | |
| Sold ÷ final list price NEW | 95.2% | |
| Sold below original ask NEW | 83% | |
| Median days to contract NEW | 44 | |
| Median days to close NEW | 88 | |
| How buyers paid NEW | 37% cash · 59% fin. · 5% n/d | |
| Months of supply | — | 6.9 |
| Sale-to-just-value ALL HOMES | — | 1.28× |
| Owner-occupied ALL HOMES | — | 56.3% |
TIER HEALTH · NEW VS. ABSORBED
| TIER | MEDIAN | NEW | ABS. | BALANCE |
| $5M+ | $9.25M | 5 | — | BUILDING |
| $2–5M | $3.1M | 6 | 3 | BUILDING 2.0:1 |
| $1–2M | $1.43M | 4 | — | BUILDING |
| Under $1M | $600K | 28 | 8 | BUILDING 3.5:1 |
Fixed tiers per §2.2b · new = listed 30d · absorbed = closed 30d.
TIME TO SELL · LISTING TO CLOSING
NEW44
days, listing → contract
36
days, contract → closing
88
days, listing → closing
How long single-family homes took to go under contract
Medians of 224 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW39%
cash share of disclosed sales
Financing reported on 95% of sales (213 of 224).
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. 224 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
56.3%
Owner-occupied (homestead)
1.28×
Sale-to-just-value ratio
33.5%
Homes sold, 10-yr
-3.1%
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 | $698K |
| Griffing Biscayne Pk Esta | $660K |
| Nichols Heights | $550K |
FASTEST SELLING · DOM
| Breezeswept Estates | 27 |
| Irons Manor | 40 |
| Nichols Heights | 84 |
| Keystone Island | 92 |
| Griffing Biscayne Pk Esta | 93 |
| Keystone Point | 141 |
NBHDS PERFORMANCE · $/SF
| Keystone Island | $1,445 |
| Keystone Point | $1,119 |
| Irons Manor | $558 |
| Griffing Biscayne Pk Esta | $494 |
| Nichols Heights | $433 |
| Breezeswept Estates | $405 |
RENTAL MARKET for-lease single-family homes · separate from the for-sale figures above
$4,000/mo
Median asking rent
50
Active rentals
20
New listings (30d)
40
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 →
FREQUENTLY ASKED · NORTH MIAMI
How much do single-family homes cost in North Miami?
The median sale price in North Miami is $540K over the trailing 90 days, and the median list price is $720,000.
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 0.29; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in North Miami?
There are 129 active for-sale listings of single-family homes in North Miami as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in North Miami?
Single-family homes in North Miami spend a median of 85 days on market.
What is the price per square foot in North Miami?
The median list price per square foot in North Miami is $376.
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 single-family home prices in North Miami rising or falling?
The median sale price in North Miami is $540K, up 8.0% year over year and the median price per square foot is down 10.7%. 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 6.9 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.