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The South Beach market
Market report · Neighbourhood · Oct 2026
The South Beach market, in numbers
Part of Miami Beach — see the Miami Beach report
Homes in South Beach typically sell in about 119.5 days, close around 4.5% under ask, prices are up 13.7% on a year ago. With 64.5 months of inventory, it’s a buyer’s market.
Median sale price
$415k
↑ +1.8% MoM↑ +13.7% YoY
50 sales closed in Oct 2026
Median rent
$2,650/mo
↓ −1.9% MoM↑ +1.9% YoY
195 leases closed in Oct 2026
Time to sell
119.5 days
typical days on market
Days from listing to going under contract.
Negotiation room
4.5% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
64.5 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
7.7%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
−2% vs Miami Beach overallmedian sale price
Sells 23 days faster than Miami Beachdays on market
HOA fees 0.97× the Miami Beach averageper sqft, monthly
Your questions, answered
Straight answers from South Beach’s closed transactions.
What does a home here cost?
The median sale closed at $415k in Oct 2026, up 13.7% on a year ago. Typical sales ranged $220k–$2.55M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,678/mo including taxes and HOA — comfortable at a household income around $147k a year, using the 30% rule. Renting instead costs $2,650/mo.
Is now a good time to buy?
64.5 months of inventory points to a buyer’s market, and sellers are accepting about 4.5% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 119.5 days from listing to contract in Oct 2026. The pace picks up toward April and slows around January.
How much room is there to negotiate?
Closings typically land 4.5% under asking price, and 41% of active listings have already reduced their price (median cut 5.8%).
When is the best time to list?
Closings peak in April 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 ($2,650/mo) equals 7.7% of the median sale price, before fees and taxes. HOA fees run 0.97× the Miami Beach average.
Buying vs renting
Price-to-rent ratio is 13.1 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$415k↑ +1.8% MoM↑ +13.7% YoY
Oct 2026 — median $415k · 50 sales · 119.5 days on market
$0
$2.0M
$4.0M
$6.0M
$8.0M
Nov ’25
Jan ’26
Mar ’26
May ’26
Jul ’26
Sep ’26
To rent — median monthly rent
Monthly rent, $
$2,650/mo↓ −1.9% MoM↑ +1.9% YoY
Oct 2026 — median $2,650/mo · 195 leases · 61 days on market
$0
$5,000
$10k
$15k
$20k
Nov ’25
Jan ’26
Mar ’26
May ’26
Jul ’26
Sep ’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
$227k
$1,796/mo
558 closed
1 bed
$336k
$2,404/mo
1482 closed
2 beds
$754k
$3,950/mo
802 closed
3 beds
$3.21M
$11k/mo
164 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$425k
98% of sales · 766 closed
House
$2.23M
1% of sales · 11 closed
Townhouse
$1.29M
1% of sales · 6 closed
Market depth
Supply and demand
Listings per month
Oct 2026 — 50 closed · 147 new · 3077 active
0
1000
2000
3000
4000
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Aug ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in April
0
10
20
30
40
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
Oct 2026 — 41% of active listings cut · median cut 5.8%
0%
10%
20%
30%
40%
50%
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Aug ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$1.23 per sqft · Oct 2026
$1.00
$1.20
$1.40
$1.60
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Aug ’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 5819 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.