The Downtown Miami market

Market report · Neighbourhood · Oct 2026

The Downtown Miami market, in numbers

Homes in Downtown Miami typically sell in about 92 days, close around 6.3% under ask, prices are down 26.2% on a year ago. With 101.1 months of inventory, it’s a buyer’s market.

Median sale price

$450k

↓ −4.5% MoM↓ −26.2% YoY

11 sales closed in Oct 2026

Median rent

$3,750/mo

↑ +4.9% MoM↑ +2.7% YoY

112 leases closed in Oct 2026

Time to sell

92 days

typical days on market

Days from listing to going under contract.

Negotiation room

6.3% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

101.1 mo

buyer’s market

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

Gross rental yield

10.0%

yearly rent ÷ sale price

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

+40% vs Miami overallmedian sale price

Sells 4 days faster than Miamidays on market

HOA fees 1.73× the Miami averageper sqft, monthly

Your questions, answered

Straight answers from Downtown Miami’s closed transactions.

What does a home here cost?

The median sale closed at $450k in Oct 2026, down 26.2% on a year ago. Typical sales ranged $345k–$938k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,144/mo including taxes and HOA — comfortable at a household income around $166k a year, using the 30% rule. Renting instead costs $3,750/mo.

Is now a good time to buy?

101.1 months of inventory points to a buyer’s market, and sellers are accepting about 6.3% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 92 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 6.3% under asking price, and 40% of active listings have already reduced their price (median cut 5.1%).

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 ($3,750/mo) equals 10.0% of the median sale price, before fees and taxes. HOA fees run 1.73× the Miami average.

Buying vs renting

Price-to-rent ratio is 10.0 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$450k↓ −4.5% MoM↓ −26.2% YoY

Oct 2026 — median $450k · 11 sales · 92 days on market

$1.0M

$2.0M

$3.0M

$4.0M

$5.0M

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’26

To rent — median monthly rent

Monthly rent, $

$3,750/mo↑ +4.9% MoM↑ +2.7% YoY

Oct 2026 — median $3,750/mo · 112 leases · 53 days on market

$5,000

$10k

$15k

$20k

$25k

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

$360k

$2,327/mo

138 closed

1 bed

$415k

$2,869/mo

687 closed

2 beds

$715k

$4,152/mo

610 closed

3 beds

$1.62M

$7,804/mo

138 closed

What sells here

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

Condo

$555k

100% of sales · 288 closed

Market depth

Supply and demand

Listings per month

Oct 2026 — 11 closed · 108 new · 1685 active

500

1000

1500

2000

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

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

Price-cut pressure

% of active listings

Oct 2026 — 40% of active listings cut · median cut 5.1%

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

$1.10

$1.20

$1.30

$1.40

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

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 Downtown Miami →Rentals in Downtown Miami →

Based on 3177 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.