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The El Portal market
Market report · Neighbourhood · Jul 2026
The El Portal market, in numbers
Part of Miami — see the Miami report
Homes in El Portal typically sell in about 87 days, close around 3.9% under ask, prices are up 32.8% on a year ago. With 33.0 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
$1.24M
↑ +7.2% MoM↑ +32.8% YoY
6 sales closed in Jul 2026
Median rent
$2,100/mo
↓ −22.2% MoM↓ −38.2% YoY
1 leases closed in Apr 2026
Low sampleTime to sell
87 days
typical days on market
Days from listing to going under contract.
Negotiation room
3.9% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
33.0 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
+51% vs Miami overallmedian sale price
Sells 11 days faster than Miamidays on market
Your questions, answered
Straight answers from El Portal’s closed transactions.
What does a home here cost?
The median sale closed at $1.24M in Jul 2026, up 32.8% on a year ago. Typical sales ranged $1.04M–$1.78M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $8,200/mo including taxes — comfortable at a household income around $328k a year, using the 30% rule. Renting instead costs $2,100/mo.
Is now a good time to buy?
33.0 months of inventory points to a buyer’s market, and sellers are accepting about 3.9% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 87 days from listing to contract in Jul 2026. The pace picks up toward June and slows around March.
How much room is there to negotiate?
Closings typically land 3.9% under asking price, and 52% of active listings have already reduced their price (median cut 6.7%).
When is the best time to list?
Closings peak in June and bottom out around March. 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 49.0 — buying typically starts to beat renting after roughly 10+ years here.
To buy — median sale price
Sale price, $
$1.24M↑ +7.2% MoM↑ +32.8% YoY
Jul 2026 — median $1.24M · 6 sales · 87 days on market
$0
$500k
$1.0M
$1.5M
$2.0M
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$2,100/mo↓ −22.2% MoM↓ −38.2% YoY
Apr 2026 — median $2,100/mo · 1 leases · 11 days on market · low sample
$0
$2,000
$4,000
$6,000
$8,000
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
—
$1,992/mo
4 closed Low sample
2 beds
$1.07M
$2,920/mo
9 closed
3 beds
$945k
$4,924/mo
25 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$310k
4% of sales · 1 closed
Low sampleHouse
$983k
93% of sales · 26 closed
Townhouse
$250k
4% of sales · 1 closed
Low sampleMarket depth
Supply and demand
Listings per month
Jul 2026 — 6 closed · 2 new · 99 active
0
50
100
150
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 June
0
1
2
3
4
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 — 52% of active listings cut · median cut 6.7%
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
$1.16 per sqft · Sep 2025
$0.90
$1.00
$1.10
$1.20
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 106 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.