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The Normandy Shores market
Market report · Neighbourhood · Jul 2026
The Normandy Shores market, in numbers
Part of Miami Beach — see the Miami Beach report
Homes in Normandy Shores typically sell in about 205.5 days. With 45.0 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
$2.38M
↑ +29.6% MoM
2 sales closed in Jul 2026
Low sampleMedian rent
$5,900/mo
↑ +136.7% MoM↓ −33.0% YoY
3 leases closed in Jul 2026
Time to sell
205.5 days
typical days on market
Low sampleDays from listing to going under contract.
Months of inventory
45.0 mo
buyer’s market
Low sampleActive listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Sells 87 days slower than Miami Beachdays on market
Your questions, answered
Straight answers from Normandy Shores’s closed transactions.
What does a home here cost?
The median sale closed at $2.38M in Jul 2026. Typical sales ranged $557k–$4.2M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $16k/mo including taxes and HOA — comfortable at a household income around $654k a year, using the 30% rule. Renting instead costs $5,900/mo.
Is now a good time to buy?
45.0 months of inventory points to a buyer’s market.
How fast do homes sell?
About 205.5 days from listing to contract in Jul 2026. The pace picks up toward August and slows around January.
How much room is there to negotiate?
Not enough closed sales this month to measure — the price-cut chart below is the best proxy.
When is the best time to list?
Closings peak in August 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?
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 33.6 — buying typically starts to beat renting after roughly 10+ years here.
To buy — median sale price
Sale price, $
$2.38M↑ +29.6% MoM
Jul 2026 — median $2.38M · 2 sales · 205.5 days on market · low sample
$0
$2.0M
$4.0M
$6.0M
$8.0M
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$5,900/mo↑ +136.7% MoM↓ −33.0% YoY
Jul 2026 — median $5,900/mo · 3 leases · 64 days on market
$0
$20k
$40k
$60k
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’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
—
$1,488/mo
2 closed Low sample
1 bed
$250k
$1,900/mo
10 closed Low sample
2 beds
$735k
$2,904/mo
14 closed Low sample
3 beds
$1.63M
$7,459/mo
14 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$303k
10% of sales · 2 closed
Low sampleHouse
$2.9M
70% of sales · 14 closed
Townhouse
$1.69M
20% of sales · 4 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 2 closed · 2 new · 75 active
0
25
50
75
100
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in August
0
1
2
3
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
Jul 2026 — 43% of active listings cut · median cut 6.1%
0%
25%
50%
75%
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$0.36 per sqft · Jul 2026
$0.00
$0.20
$0.40
$0.60
$0.80
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’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 103 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.