MEDIAN SALE PRICE
$1.33M
▲ 1.8% YoY
MEDIAN $/SF
$738
▲ 2.8% YTD
ACTIVE INVENTORY
28
for sale
SOLD VS. ORIGINAL ASK
92.3%
NEW95.7% of final list
DAYS TO CONTRACT
45
NEW83 to close
MARKET PULSE
0.46
Balanced
Price cuts (trailing 30d): 7 · 25.0% of active · maturing to a full 30-day share
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
south-miami
BALANCED MARKET
Today 0.46 · Miami-Dade County 0.27
MARKET SUMMARY · 12 MONTHS
| Median sale price | $1.33M | |
| Median $/SF | $738 | |
| Median days on market | 73 | |
| Total sales (12mo) | 89 | |
| New listings (12mo) | 113 | |
| Sold ÷ original ask NEW | 92.3% | |
| Sold ÷ final list price NEW | 95.7% | |
| Sold below original ask NEW | 89% | |
| Median days to contract NEW | 45 | |
| Median days to close NEW | 83 | |
| How buyers paid NEW | 48% cash · 47% fin. · 6% n/d | |
| Months of supply | — | 3.8 |
| Sale-to-just-value ALL HOMES | — | 1.28× |
| Owner-occupied ALL HOMES | — | 67.2% |
TIER HEALTH
Price-tier breakdown is published only for markets with 30+ active for-sale listings, so each tier's median clears the min-sample threshold (§2.2b · §7.4). This market reports at the summary level above.
TIME TO SELL · LISTING TO CLOSING
NEW45
days, listing → contract
36
days, contract → closing
83
days, listing → closing
How long single-family homes took to go under contract
Medians of 88 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW51%
cash share of disclosed sales
Financing reported on 94% of sales (83 of 88).
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. 88 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
67.2%
Owner-occupied (homestead)
1.28×
Sale-to-just-value ratio
33.9%
Homes sold, 10-yr
+2.8%
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
| No sub-markets with data yet |
FASTEST SELLING · DOM
| No sub-markets with days-on-market yet |
NBHDS PERFORMANCE · $/SF
| No sub-markets with $/SF yet |
RENTAL MARKET for-lease single-family homes · separate from the for-sale figures above
$4,800/mo
Median asking rent
11
Active rentals
5
New listings (30d)
31
Median days on market
CONDO BUILDINGS IN SOUTH MIAMI
Most active buildings by for-sale inventory · full building directory →
FREQUENTLY ASKED · SOUTH MIAMI
How much do single-family homes cost in South Miami?
The median sale price in South Miami is $1.33M over the trailing 90 days, and the median list price is $1,997,500.
Is South Miami a buyer's or seller's market?
South Miami is currently a balanced market. Its market pulse — pending sales divided by active listings — is 0.46; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many single-family homes are for sale in South Miami?
There are 28 active for-sale listings of single-family homes in South Miami as of snapshot 2026-W45, updated weekly.
How long do single-family homes take to sell in South Miami?
Single-family homes in South Miami spend a median of 73 days on market.
What is the price per square foot in South Miami?
The median list price per square foot in South Miami is $738.
What share of South Miami homes are owner-occupied?
About 67.2% of homes in South Miami are owner-occupied (homestead), per public property records.
How often do homes sell in South Miami?
About 33.9% of homes in South 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 South Miami?
Homeownership in South Miami skews long-term: only about 34% of homes had a qualified sale in the past decade, so roughly 66% of owners have held 10+ years, per public deed records.
Are single-family home prices in South Miami rising or falling?
The median sale price in South Miami is $1.33M, up 1.8% year over year and the median price per square foot is up 16.2%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does South Miami have?
South Miami has about 3.8 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.