Search for a property
Miami Real Estate
Login
Sign in to your account to access all features
Create an account
Welcome Aboard!
The Calusa market
Market report · Neighbourhood · Jul 2026
The Calusa market, in numbers
Part of Miami — see the Miami report
Homes in Calusa typically sell in about 31 days, prices are down 54.2% on a year ago. With 12.2 months of inventory, it’s a buyer’s market.
Median sale price
$292k
↓ −64.2% MoM↓ −54.2% YoY
4 sales closed in Jul 2026
Median rent
$2,750/mo
↑ +3.8% MoM↓ −18.5% YoY
5 leases closed in Jul 2026
Time to sell
31 days
typical days on market
Days from listing to going under contract.
Months of inventory
12.2 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
11.3%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
−34% vs Miami overallmedian sale price
Sells 67 days faster than Miamidays on market
HOA fees 0.56× the Miami averageper sqft, monthly
Your questions, answered
Straight answers from Calusa’s closed transactions.
What does a home here cost?
The median sale closed at $292k in Jul 2026, down 54.2% on a year ago. Typical sales ranged $41k–$430k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,429/mo including taxes and HOA — comfortable at a household income around $97k a year, using the 30% rule. Renting instead costs $2,750/mo.
Is now a good time to buy?
12.2 months of inventory points to a buyer’s market. Prices have eased over the past year, which favors patient buyers.
How fast do homes sell?
About 31 days from listing to contract in Jul 2026. The pace picks up toward November 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 November 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 ($2,750/mo) equals 11.3% of the median sale price, before fees and taxes. HOA fees run 0.56× the Miami average.
Buying vs renting
Price-to-rent ratio is 8.8 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$292k↓ −64.2% MoM↓ −54.2% YoY
Jul 2026 — median $292k · 4 sales · 31 days on market
$0
$500k
$1.0M
$1.5M
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$2,750/mo↑ +3.8% MoM↓ −18.5% YoY
Jul 2026 — median $2,750/mo · 5 leases · 58 days on market
$1,000
$2,000
$3,000
$4,000
$5,000
$6,000
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
1 bed
—
$1,783/mo
4 closed Low sample
2 beds
$313k
$2,410/mo
30 closed
3 beds
$566k
$2,961/mo
53 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$305k
27% of sales · 13 closed
House
$861k
50% of sales · 24 closed
Townhouse
$488k
23% of sales · 11 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 4 closed · 5 new · 65 active
0
20
40
60
80
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 November
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
Jul 2026 — 38% of active listings cut · median cut 4.1%
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
$0.47 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
Median sale price, last 12 months. Tap a row to open its report.
Based on 184 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.