The Miami market

Market report · City · Aug 2026

The Miami market, in numbers

Homes in Miami typically sell in about 99 days, close around 4.0% under ask, prices are down 1.7% on a year ago. With 38.0 months of inventory, it’s a buyer’s market.

Median sale price

$585k

↑ +6.4% MoM↓ −1.7% YoY

517 sales closed in Aug 2026

Median rent

$2,950/mo

↑ +3.5% MoM↓ −4.8% YoY

1412 leases closed in Aug 2026

Time to sell

99 days

typical days on market

Days from listing to going under contract.

Negotiation room

4.0% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

38.0 mo

buyer’s market

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

Gross rental yield

6.0%

yearly rent ÷ sale price

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

Your questions, answered

Straight answers from Miami’s closed transactions.

What does a home here cost?

The median sale closed at $585k in Aug 2026, down 1.7% on a year ago. Typical sales ranged $185k–$2.7M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,648/mo including taxes and HOA — comfortable at a household income around $186k a year, using the 30% rule. Renting instead costs $2,950/mo.

Is now a good time to buy?

38.0 months of inventory points to a buyer’s market, and sellers are accepting about 4.0% under ask. Prices are roughly flat on a year ago.

How fast do homes sell?

About 99 days from listing to contract in Aug 2026. The pace picks up toward June and slows around January.

How much room is there to negotiate?

Closings typically land 4.0% under asking price, and 41% of active listings have already reduced their price (median cut 5.9%).

When is the best time to list?

Closings peak in June 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 ($2,950/mo) equals 6.0% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 16.5 — buying typically starts to beat renting after roughly 5–7 years here.

To buy — median sale price

Sale price, $

$585k↑ +6.4% MoM↓ −1.7% YoY

Aug 2026 — median $585k · 517 sales · 99 days on market

$1.0M

$2.0M

$3.0M

$4.0M

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$2,950/mo↑ +3.5% MoM↓ −4.8% YoY

Aug 2026 — median $2,950/mo · 1412 leases · 52 days on market

$2,500

$5,000

$7,500

$10k

$13k

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’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

$325k

$2,014/mo

954 closed

1 bed

$344k

$2,412/mo

7160 closed

2 beds

$459k

$2,850/mo

8654 closed

3 beds

$608k

$3,577/mo

5059 closed

What sells here

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

Condo

$420k

47% of sales · 3222 closed

House

$711k

45% of sales · 3096 closed

Townhouse

$481k

8% of sales · 565 closed

Market depth

Supply and demand

Listings per month

Aug 2026 — 517 closed · 1469 new · 23823 active

10000

20000

30000

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in June

100

150

200

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

Price-cut pressure

% of active listings

Aug 2026 — 41% of active listings cut · median cut 5.9%

10%

20%

30%

40%

50%

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.79 per sqft · Aug 2026

$0.60

$0.70

$0.80

$0.90

$1.00

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’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

$9.03M↑ +192.1% YoY

Ponce-Davis

$7.71M↓ −82.5% YoY

Miami International Airport

$5.23M

Helms Country Estates

$4.17M

$2.96M↑ +112.2% YoY

$2.84M↑ +114.3% YoY

$2.66M↑ +8.0% YoY

$2.15M↑ +296.1% YoY

$2.11M

$2.06M↓ −37.3% YoY

$2.03M

$2.0M

$1.96M↑ +50.7% YoY

$1.74M↓ −95.6% YoY

$1.69M↓ −58.1% YoY

$1.65M

$1.54M↓ −5.9% YoY

$1.53M↓ −2.3% YoY

$1.41M↑ +126.2% YoY

$1.37M↓ −27.5% YoY

$1.24M

$1.15M↑ +52.7% YoY

$1.05M

$959k↑ +21.2% YoY

$958k

$950k

$943k↓ −9.3% YoY

$869k↑ +170.8% YoY

100 Hidden Bay Condominiums

$840k↓ −65.0% YoY

$804k↑ +75.3% YoY

$793k

$787k↑ +15.3% YoY

$782k↓ −16.6% YoY

$775k↑ +36.4% YoY

Allapattah Sunny Gardens

$775k

$773k

$759k↑ +4.2% YoY

$711k↓ −67.0% YoY

$700k↓ −33.3% YoY

$698k↓ −41.1% YoY

$667k↓ −6.8% YoY

55 Merrick Condominiums

$654k

Calusa

$651k↑ +61.7% YoY

Bayview Acres

$651k

Bird Lakes

$635k↑ +10.0% YoY

Grapeland Heights Estates

$629k

$619k↑ +2.0% YoY

$616k↓ −6.1% YoY

$610k↑ +36.7% YoY

$600k

$583k↑ +20.5% YoY

$577k↓ −18.7% YoY

$572k↓ −4.9% YoY

$569k↑ +26.4% YoY

$558k↑ +59.6% YoY

$546k↓ −18.6% YoY

$541k

$537k↓ −34.6% YoY

$534k↑ +3.2% YoY

$529k↑ +2.0% YoY

$519k

$519k

$519k↓ −31.8% YoY

$508k↓ −9.8% YoY

$505k↓ −18.4% YoY

$497k↓ −25.1% YoY

$493k

Westview Country Club

$492k↑ +5.7% YoY

$491k↓ −16.7% YoY

$482k↓ −7.9% YoY

$478k↑ +30.6% YoY

$477k↑ +51.4% YoY

$476k↑ +18.8% YoY

$473k↑ +0.0% YoY

$471k↑ +2.9% YoY

Mystic Pointe at Aventura

$471k↓ −8.7% YoY

$470k↑ +7.7% YoY

$470k↓ −15.5% YoY

$467k↑ +38.1% YoY

$463k↑ +23.3% YoY

$450k

$449k↓ −25.9% YoY

Biscayne Yacht and Country Club

$448k↑ +53.4% YoY

Gladeview

$448k↓ −1.1% YoY

North Shore Heights

$436k↓ −2.9% YoY

Winston Park

$411k↓ −13.9% YoY

University Inn Condominium

$410k

$409k

$405k↓ −11.0% YoY

$391k↓ −57.3% YoY

$369k↑ +186.4% YoY

$360k↓ −19.1% YoY

$358k↑ +50.8% YoY

$356k

$345k

$345k↓ −16.2% YoY

$338k↑ +20.6% YoY

$330k↓ −35.9% YoY

$328k↓ −23.3% YoY

100

International Gardens

$321k↑ +19.3% YoY

101

Parc Central Aventura

$316k

102

Riverside Manor

$310k

103

Aqua Vista Towhhomes

$307k

104

Highland Village

$303k

105

Kings Meadow

$302k↑ +8.0% YoY

106

Kendale Lakes West

$291k↓ −31.4% YoY

107

Heron of the Hammocks

$283k

108

California Club

$282k↓ −14.4% YoY

109

Ojus

$249k↓ −9.1% YoY

110

Andover Lakes

$249k

111

Kendale Lakes Center

$246k↓ −19.4% YoY

112

Bayview Palms Condominiums

$193k

113

Gateway House Condominium

$170k

114

Bayview Palms

$155k

115

Crestview Towers

$109k

Homes for sale in Miami →Rentals in Miami →

Based on 47116 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.