The Brownsville market

Market report · Neighbourhood · Oct 2026

The Brownsville market, in numbers

Homes in Brownsville typically sell in about 112 days, close around 0.6% under ask, prices are down 32.8% on a year ago. With 40.9 months of inventory, it’s a buyer’s market.

Median sale price

$400k

↑ +0.0% MoM↓ −32.8% YoY

7 sales closed in Oct 2026

Median rent

$2,100/mo

↑ +1.2% MoM↓ −26.3% YoY

7 leases closed in Oct 2026

Time to sell

112 days

typical days on market

Days from listing to going under contract.

Negotiation room

0.6% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

40.9 mo

buyer’s market

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

Gross rental yield

6.3%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

−22% vs Miami overallmedian sale price

Sells 16 days slower than Miamidays on market

Your questions, answered

Straight answers from Brownsville’s closed transactions.

What does a home here cost?

The median sale closed at $400k in Oct 2026, down 32.8% on a year ago. Typical sales ranged $300k–$686k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,666/mo including taxes and HOA — comfortable at a household income around $107k a year, using the 30% rule. Renting instead costs $2,100/mo.

Is now a good time to buy?

40.9 months of inventory points to a buyer’s market, and sellers are accepting about 0.6% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 112 days from listing to contract in Oct 2026. The pace picks up toward July and slows around February.

How much room is there to negotiate?

Closings typically land 0.6% under asking price, and 44% of active listings have already reduced their price (median cut 6.1%).

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?

A year of median rent ($2,100/mo) equals 6.3% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 15.9 — buying typically starts to beat renting after roughly 5–7 years here.

To buy — median sale price

Sale price, $

$400k↑ +0.0% MoM↓ −32.8% YoY

Oct 2026 — median $400k · 7 sales · 112 days on market

$200k

$400k

$600k

$800k

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’26

To rent — median monthly rent

Monthly rent, $

$2,100/mo↑ +1.2% MoM↓ −26.3% YoY

Oct 2026 — median $2,100/mo · 7 leases · 41 days on market

$1,000

$2,000

$3,000

$4,000

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

—

$1,500/mo

1 closed Low sample

1 bed

—

$1,484/mo

22 closed Low sample

2 beds

$328k

$2,280/mo

33 closed

3 beds

$421k

$2,932/mo

84 closed

What sells here

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

House

$435k

96% of sales · 74 closed

Townhouse

$406k

4% of sales · 3 closed

Market depth

Supply and demand

Listings per month

Oct 2026 — 7 closed · 14 new · 218 active

100

200

300

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 July

2.5

7.5

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

Price-cut pressure

% of active listings

Oct 2026 — 44% of active listings cut · median cut 6.1%

25%

50%

75%

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

Too few closed transactions to chart HOA fees here.

Median monthly HOA fee per square foot among closed sales.

How neighbourhoods compare across Miami

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

College Groves

$9.0M↓ −49.2% YoY

Ponce-Davis

$6.79M↓ −53.4% YoY

Miami International Airport

$5.89M

Helms Country Estates

$4.76M

$2.73M↑ +91.8% YoY

$2.72M↓ −40.8% YoY

$2.7M↓ −29.9% YoY

$2.41M↑ +635.4% YoY

$2.09M↓ −8.0% YoY

$2.08M↑ +115.6% YoY

$2.03M↑ +567.6% YoY

$2.03M

$1.97M

$1.62M

$1.56M↑ +49.4% YoY

$1.54M↓ −1.9% YoY

$1.52M↑ +119.2% YoY

$1.46M↑ +15.2% YoY

$1.45M

$1.44M

$1.38M↑ +1.2% YoY

$1.14M↓ −39.2% YoY

$1.05M

$1.05M

$999k↑ +8.4% YoY

$996k↑ +38.1% YoY

$966k↑ +152.5% YoY

$902k↓ −9.3% YoY

$865k

100 Hidden Bay Condominiums

$838k

Glenvar Heights

$822k↑ +65.8% YoY

Lindgren

$792k

Allapattah Sunny Gardens

$775k

$769k↓ −5.9% YoY

$767k↑ +11.8% YoY

$751k↑ +5.2% YoY

$690k↑ +20.9% YoY

$681k↓ −48.9% YoY

$659k↓ −5.0% YoY

$653k↑ +2.0% YoY

Grapeland Heights Estates

$645k↓ −7.7% YoY

$641k

$634k↓ −4.8% YoY

$633k

$623k↓ −3.9% YoY

55 Merrick Condominiums

$617k

$615k↑ +7.6% YoY

$600k

$599k↓ −13.9% YoY

$588k↑ +41.7% YoY

$584k↓ −36.9% YoY

$584k↓ −15.6% YoY

$576k↓ −18.7% YoY

$555k↓ −26.2% YoY

$549k↓ −3.9% YoY

$542k↓ −23.1% YoY

$537k↓ −34.6% YoY

$533k

$529k↑ +2.0% YoY

$522k↓ −1.0% YoY

$521k

$519k

$513k↑ +11.2% YoY

$512k↑ +37.0% YoY

$506k↓ −26.1% YoY

$490k↑ +3.2% YoY

$490k↓ −85.0% YoY

Westview Country Club

$488k↓ −11.5% YoY

West Little River

$486k↑ +2.9% YoY

Fulford Highlands

$484k↑ +43.6% YoY

Norland

$483k↑ +16.1% YoY

Mystic Pointe at Aventura

$482k↑ +48.5% YoY

$481k↓ −9.9% YoY

$477k↑ +12.7% YoY

$477k↓ −14.4% YoY

$471k↑ +6.7% YoY

$469k↓ −6.1% YoY

$467k↑ +13.9% YoY

$460k↑ +0.7% YoY

$457k↓ −9.6% YoY

$456k↑ +66.4% YoY

Biscayne Yacht and Country Club

$453k↑ +31.6% YoY

$450k

$447k↓ −32.8% YoY

$440k↑ +88.1% YoY

$422k↑ +45.3% YoY

$411k↓ −41.4% YoY

$405k↑ +15.3% YoY

$400k↓ −12.8% YoY

$373k↑ +4.8% YoY

$367k↑ +79.0% YoY

$352k↓ −1.7% YoY

$348k↓ −16.5% YoY

$345k↓ −16.2% YoY

$331k↑ +20.6% YoY

$330k↓ −35.9% YoY

$318k↑ +9.8% YoY

Parc Central Aventura

$314k↓ −14.0% YoY

Kings Meadow

$312k↑ +16.1% YoY

100

Windward

$312k↑ +59.8% YoY

101

Aqua Vista Towhhomes

$307k

102

Asbury Park

$307k

103

Le Jeune Plaza

$303k

104

International Gardens

$300k↓ −12.5% YoY

105

California Club

$297k↑ +7.1% YoY

106

Kendale Lakes West

$285k↓ −4.8% YoY

107

Heron of the Hammocks

$272k

108

Kendale Lakes Center

$257k

109

Ojus

$253k↓ −31.9% YoY

110

Andover Lakes

$217k↓ −17.2% YoY

111

Bayview Palms

$155k

112

Crestview Towers

$111k↑ +11.9% YoY

113

Bonavista

$850

Homes for sale in Brownsville →Rentals in Brownsville →

Based on 356 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.