The Ponce-Davis market

Market report · Neighbourhood · Oct 2026

The Ponce-Davis market, in numbers

Homes in Ponce-Davis typically sell in about 171 days, close around 8.7% under ask, prices are down 53.4% on a year ago. With 18.0 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

$7.3M

↓ −53.4% YoY

3 sales closed in Oct 2026

Median rent

$40k/mo

↑ +107.9% MoM

1 leases closed in Oct 2026

Low sample

Time to sell

171 days

typical days on market

Days from listing to going under contract.

Negotiation room

8.7% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

18.0 mo

buyer’s market

Low sample

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

+192% vs Miami overallmedian sale price

Sells 75 days slower than Miamidays on market

Your questions, answered

Straight answers from Ponce-Davis’s closed transactions.

What does a home here cost?

The median sale closed at $7.3M in Oct 2026, down 53.4% on a year ago. Typical sales ranged $7.25M–$7.3M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $48k/mo including taxes — comfortable at a household income around $1.94M a year, using the 30% rule. Renting instead costs $40k/mo.

Is now a good time to buy?

18.0 months of inventory points to a buyer’s market, and sellers are accepting about 8.7% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 171 days from listing to contract in Oct 2026. The pace picks up toward June and slows around November.

How much room is there to negotiate?

Closings typically land 8.7% under asking price, and 42% of active listings have already reduced their price (median cut 5.8%).

When is the best time to list?

Closings peak in June and bottom out around November. 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 15.4 — buying typically starts to beat renting after roughly 5–7 years here.

To buy — median sale price

Sale price, $

$7.3M↓ −53.4% YoY

Oct 2026 — median $7.3M · 3 sales · 171 days on market

$5.0M

$10.0M

$15.0M

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’26

To rent — median monthly rent

Monthly rent, $

$40k/mo↑ +107.9% MoM

Oct 2026 — median $40k/mo · 1 leases · 50 days on market · low sample

$10k

$20k

$30k

$40k

$50k

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

3 beds

$560k

—

1 closed Low sample

What sells here

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

House

$6.88M

100% of sales · 16 closed

Market depth

Supply and demand

Listings per month

Oct 2026 — 3 closed · 1 new · 24 active

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 June

0.5

1.5

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

Price-cut pressure

% of active listings

Oct 2026 — 42% of active listings cut · median cut 5.8%

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

$1.37 per sqft · Jul 2026

$0.00

$0.50

$1.00

$1.50

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 Ponce-Davis →Rentals in Ponce-Davis →

Based on 38 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.