The Hibiscus Island market

Market report · Neighbourhood · Sep 2026

The Hibiscus Island market, in numbers

Part of Miami Beach — see the Miami Beach report

Homes in Hibiscus Island typically sell in about 233 days, close around 13.6% under ask. With 42.0 months of inventory, it’s a buyer’s market.

Some comparisons are hidden until at least 3 transactions close in a month. Medians below are drawn from very small samples — treat them as indicative.

Median sale price

$19.77M

3 sales closed in Sep 2026

Median rent

$145k/mo

↑ +52.6% YoY

1 leases closed in Sep 2026

Low sample

Time to sell

233 days

typical days on market

Days from listing to going under contract.

Negotiation room

13.6% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

42.0 mo

buyer’s market

Low sample

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

+605% vs Miami Beach overallmedian sale price

Sells 111 days slower than Miami Beachdays on market

Your questions, answered

Straight answers from Hibiscus Island’s closed transactions.

What does a home here cost?

The median sale closed at $19.77M in Sep 2026. Typical sales ranged $11.7M–$21.78M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $131k/mo including taxes — comfortable at a household income around $5.25M a year, using the 30% rule. Renting instead costs $145k/mo.

Is now a good time to buy?

42.0 months of inventory points to a buyer’s market, and sellers are accepting about 13.6% under ask.

How fast do homes sell?

About 233 days from listing to contract in Sep 2026. The pace picks up toward July and slows around February.

How much room is there to negotiate?

Closings typically land 13.6% under asking price, and 38% of active listings have already reduced their price (median cut 8.5%).

When is the best time to list?

Closings peak in July and bottom out around February. Listing four to six weeks ahead of the peak historically gets the most eyes.

Is it a good rental investment?

Yield needs at least 3 closed sales and 3 closed leases in a month — this area doesn’t clear that bar yet.

Buying vs renting

Price-to-rent ratio is 11.4 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$19.77M

Sep 2026 — median $19.77M · 3 sales · 233 days on market

$10.0M

$20.0M

$30.0M

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

To rent — median monthly rent

Monthly rent, $

$145k/mo↑ +52.6% YoY

Sep 2026 — median $145k/mo · 1 leases · 212 days on market · low sample

$50k

$100k

$150k

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.

What each size costs

Medians over the last 12 months.

Beds

To buy

To rent

Volume

1 bed

$550k

$3,600/mo

2 closed Low sample

3 beds

$10.8M

—

1 closed Low sample

What sells here

Sales mix and median price by property type, last 12 months.

Condo

$550k

13% of sales · 1 closed

Low sample

House

$13.26M

88% of sales · 7 closed

Market depth

Supply and demand

Listings per month

Sep 2026 — 3 closed · 1 new · 42 active

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in July

0.5

1.5

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Sep 2026 — 38% of active listings cut · median cut 8.5%

25%

50%

75%

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.22 per sqft · Apr 2026

$0.00

$0.50

$1.00

$1.50

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

Median monthly HOA fee per square foot among closed sales.

How neighbourhoods compare across Miami Beach

Median sale price, last 12 months. Tap a row to open its report.

Indian Creek Country Club

$100.0M

$20.49M

$18.22M

$10.72M

$5.54M↑ +14.6% YoY

$4.17M

$2.93M↑ +142.6% YoY

Isle of Normandy Trouville

$2.45M↑ +30.3% YoY

$2.23M

$1.85M↓ −46.0% YoY

$1.57M↓ −77.8% YoY

$1.39M

$1.01M↓ −45.3% YoY

$895k

$891k↑ +47.9% YoY

$716k↑ +75.3% YoY

$698k↓ −2.8% YoY

$501k

Isle of Normandy Miami View

$469k↓ −22.5% YoY

South Beach

$430k↑ +11.6% YoY

Treasure Island

$430k↓ −8.8% YoY

North Beach

$421k↓ −15.5% YoY

Isle of Normandy Ocean Side

$391k↓ −4.1% YoY

Triton Tower Condominium

$359k↑ +13.9% YoY

Catle Beach Club

$316k

Beach Bay

$287k↑ +39.5% YoY

Homes for sale in Hibiscus Island →Rentals in Hibiscus Island →

Based on 28 closed transactions over the period shown · Updated Oct 4, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.