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The Isle of Normandy Ocean Side market
Market report · Neighbourhood · Aug 2026
The Isle of Normandy Ocean Side market, in numbers
Part of Miami Beach — see the Miami Beach report
Homes in Isle of Normandy Ocean Side typically sell in about 48 days, close around 10.3% under ask, prices are up 180.9% on a year ago. With 42.2 months of inventory, it’s a buyer’s market.
Median sale price
$2.22M
↑ +956.6% MoM↑ +180.9% YoY
3 sales closed in Aug 2026
Median rent
$2,300/mo
↑ +15.0% MoM↑ +0.0% YoY
15 leases closed in Aug 2026
Time to sell
48 days
typical days on market
Days from listing to going under contract.
Negotiation room
10.3% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
42.2 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
1.2%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
+21% vs Miami Beach overallmedian sale price
Sells 95 days faster than Miami Beachdays on market
HOA fees 0.86× the Miami Beach averageper sqft, monthly
Your questions, answered
Straight answers from Isle of Normandy Ocean Side’s closed transactions.
What does a home here cost?
The median sale closed at $2.22M in Aug 2026, up 180.9% on a year ago. Typical sales ranged $753k–$2.88M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $17k/mo including taxes and HOA — comfortable at a household income around $691k a year, using the 30% rule. Renting instead costs $2,300/mo.
Is now a good time to buy?
42.2 months of inventory points to a buyer’s market, and sellers are accepting about 10.3% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 48 days from listing to contract in Aug 2026. The pace picks up toward June and slows around January.
How much room is there to negotiate?
Closings typically land 10.3% under asking price, and 42% of active listings have already reduced their price (median cut 7.1%).
When is the best time to list?
Closings peak in June and bottom out around January. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
A year of median rent ($2,300/mo) equals 1.2% of the median sale price, before fees and taxes. HOA fees run 0.86× the Miami Beach average.
Buying vs renting
Price-to-rent ratio is 80.4 — buying typically starts to beat renting after roughly 10+ years here.
To buy — median sale price
Sale price, $
$2.22M↑ +956.6% MoM↑ +180.9% YoY
Aug 2026 — median $2.22M · 3 sales · 48 days on market
$0
$1.0M
$2.0M
$3.0M
Sep ’25
Nov ’25
Jan ’26
Mar ’26
May ’26
Jul ’26
To rent — median monthly rent
Monthly rent, $
$2,300/mo↑ +15.0% MoM↑ +0.0% YoY
Aug 2026 — median $2,300/mo · 15 leases · 79 days on market
$0
$2,000
$4,000
$6,000
Sep ’25
Nov ’25
Jan ’26
Mar ’26
May ’26
Jul ’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
Studio
$95k
$1,643/mo
14 closed Low sample
1 bed
$263k
$1,964/mo
122 closed
2 beds
$385k
$2,687/mo
57 closed
3 beds
$989k
$4,615/mo
9 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$366k
87% of sales · 40 closed
House
$1.45M
13% of sales · 6 closed
Market depth
Supply and demand
Listings per month
Aug 2026 — 3 closed · 8 new · 183 active
0
100
200
300
Sep ’24
Dec ’24
Mar ’25
Jun ’25
Sep ’25
Dec ’25
Mar ’26
Jun ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in June
0
2
4
6
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Aug 2026 — 42% of active listings cut · median cut 7.1%
0%
25%
50%
75%
Sep ’24
Dec ’24
Mar ’25
Jun ’25
Sep ’25
Dec ’25
Mar ’26
Jun ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$1.10 per sqft · Aug 2026
$0.60
$0.80
$1.00
$1.20
$1.40
Sep ’24
Dec ’24
Mar ’25
Jun ’25
Sep ’25
Dec ’25
Mar ’26
Jun ’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.
Based on 381 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.