The Sans Souci market

Market report · Neighbourhood · Sep 2026

The Sans Souci market, in numbers

Homes in Sans Souci typically sell in about 95 days, close around 15.1% under ask, prices are up 654.8% on a year ago. With 45.0 months of inventory, it’s a buyer’s market.

Median sale price

$3.17M

↑ +793.0% MoM↑ +654.8% YoY

5 sales closed in Sep 2026

Median rent

$1,800/mo

↓ −21.7% MoM↓ −31.4% YoY

6 leases closed in Sep 2026

Time to sell

95 days

typical days on market

Days from listing to going under contract.

Negotiation room

15.1% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

45.0 mo

buyer’s market

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

Gross rental yield

0.7%

yearly rent ÷ sale price

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

+56% vs Miami overallmedian sale price

HOA fees 1.00× the Miami averageper sqft, monthly

Your questions, answered

Straight answers from Sans Souci’s closed transactions.

What does a home here cost?

The median sale closed at $3.17M in Sep 2026, up 654.8% on a year ago. Typical sales ranged $342k–$15.57M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $22k/mo including taxes and HOA — comfortable at a household income around $867k a year, using the 30% rule. Renting instead costs $1,800/mo.

Is now a good time to buy?

45.0 months of inventory points to a buyer’s market, and sellers are accepting about 15.1% under ask. Prices are still climbing, so waiting has a cost.

How fast do homes sell?

About 95 days from listing to contract in Sep 2026. The pace picks up toward May and slows around February.

How much room is there to negotiate?

Closings typically land 15.1% under asking price, and 39% of active listings have already reduced their price (median cut 7.4%).

When is the best time to list?

Closings peak in May 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 ($1,800/mo) equals 0.7% of the median sale price, before fees and taxes. HOA fees run 1.00× the Miami average.

Buying vs renting

Price-to-rent ratio is 146.8 — buying typically starts to beat renting after roughly 10+ years here.

To buy — median sale price

Sale price, $

$3.17M↑ +793.0% MoM↑ +654.8% YoY

Sep 2026 — median $3.17M · 5 sales · 95 days on market

$10.0M

$20.0M

$30.0M

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

To rent — median monthly rent

Monthly rent, $

$1,800/mo↓ −21.7% MoM↓ −31.4% YoY

Sep 2026 — median $1,800/mo · 6 leases · 50.5 days on market

$5,000

$10k

$15k

$20k

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’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

—

$1,700/mo

1 closed Low sample

1 bed

$199k

$1,704/mo

45 closed

2 beds

$431k

$2,603/mo

52 closed

3 beds

$1.65M

$5,850/mo

6 closed

What sells here

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

Condo

$266k

51% of sales · 23 closed

House

$4.77M

33% of sales · 15 closed

Townhouse

$527k

16% of sales · 7 closed

Market depth

Supply and demand

Listings per month

Sep 2026 — 5 closed · 12 new · 180 active

100

150

200

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in May

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

Price-cut pressure

% of active listings

Sep 2026 — 39% of active listings cut · median cut 7.4%

25%

50%

75%

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.81 per sqft · Sep 2026

$0.20

$0.40

$0.60

$0.80

$1.00

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’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

$10.26M↑ +192.1% YoY

Ponce-Davis

$7.72M

Miami International Airport

$5.23M

Helms Country Estates

$4.76M

$2.84M↑ +38.1% YoY

$2.81M↓ −29.9% YoY

$2.61M↓ −20.2% YoY

$2.15M↑ +296.1% YoY

$2.14M

$2.11M↑ +34.2% YoY

$2.03M

$1.96M↑ +8.3% YoY

$1.79M↑ +98.1% YoY

$1.75M↓ −94.4% YoY

$1.64M

$1.62M

$1.61M↑ +49.4% YoY

$1.54M↑ +3.0% YoY

$1.45M↑ +55.4% YoY

$1.44M↑ +119.2% YoY

$1.38M↑ +1.2% YoY

$1.15M↑ +654.8% YoY

$1.05M

$1.05M

$1.02M↑ +38.1% YoY

$993k↑ +42.0% YoY

$943k↓ −9.3% YoY

$872k↑ +170.8% YoY

$867k↑ +102.3% YoY

100 Hidden Bay Condominiums

$829k

Edgewater Park

$793k

Lindgren

$789k

Allapattah Sunny Gardens

$775k

$771k↑ +15.6% YoY

$766k↓ −23.1% YoY

$758k↑ +2.3% YoY

$747k↓ −23.4% YoY

$742k↑ +80.0% YoY

$711k↑ +73.7% YoY

$683k↓ −28.6% YoY

$663k↑ +23.3% YoY

$648k↓ −9.1% YoY

$633k

$633k↓ −4.8% YoY

55 Merrick Condominiums

$629k

Brickell

$625k↑ +10.5% YoY

Grapeland Heights Estates

$624k↓ −7.7% YoY

$610k

$606k↑ +57.6% YoY

$600k

$591k↑ +53.7% YoY

$582k↓ −18.7% YoY

$572k↓ −1.2% YoY

$571k↓ −18.8% YoY

$554k↓ −5.7% YoY

$550k↑ +19.4% YoY

$537k↓ −34.6% YoY

$529k↑ +2.0% YoY

$528k↑ +58.5% YoY

$522k↓ −1.0% YoY

$521k

$519k↓ −17.8% YoY

$519k

$519k

$515k↑ +33.6% YoY

$513k↑ +11.2% YoY

$494k↓ −8.5% YoY

Westview Country Club

$491k

$487k↑ +11.2% YoY

$484k↑ +10.3% YoY

$483k↑ +31.6% YoY

$477k↑ +24.7% YoY

$477k↓ −3.0% YoY

$471k↓ −0.5% YoY

Mystic Pointe at Aventura

$469k↑ +13.5% YoY

$467k↓ −5.4% YoY

$466k↓ −69.2% YoY

$463k↓ −15.6% YoY

$462k↑ +3.2% YoY

$460k↓ −16.8% YoY

$460k↑ +9.5% YoY

$454k↑ +27.4% YoY

$450k

Biscayne Yacht and Country Club

$443k↓ −6.0% YoY

$431k↓ −28.6% YoY

$419k↑ +149.3% YoY

$412k↓ −6.4% YoY

$410k↑ +15.3% YoY

$402k↓ −12.8% YoY

$372k↑ +50.8% YoY

$353k↓ −1.7% YoY

$352k↓ −4.3% YoY

$345k↓ −16.2% YoY

$336k↑ +20.6% YoY

$330k↓ −35.9% YoY

$324k↓ −16.5% YoY

Parc Central Aventura

$321k

Highland Village

$318k↑ +9.8% YoY

Riverside Manor

$310k

100

Windward

$308k↓ −93.9% YoY

101

Aqua Vista Towhhomes

$307k

102

Kings Meadow

$307k↑ +13.1% YoY

103

Asbury Park

$307k

104

California Club

$306k↑ +80.7% YoY

105

International Gardens

$305k↓ −38.4% YoY

106

Le Jeune Plaza

$303k

107

Kendale Lakes West

$286k↓ −18.0% YoY

108

Heron of the Hammocks

$272k

109

Kendale Lakes Center

$254k↓ −19.4% YoY

110

Ojus

$253k↑ +24.0% YoY

111

Andover Lakes

$219k

112

Bayview Palms

$155k

113

Crestview Towers

$109k

114

Bonavista

$850

Homes for sale in Sans Souci →Rentals in Sans Souci →

Based on 256 closed transactions over the period shown · Updated Oct 4, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.