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The Sans Souci market
Market report · Neighbourhood · Jul 2026
The Sans Souci market, in numbers
Part of Miami — see the Miami report
Homes in Sans Souci typically sell in about 243 days, close around 8.7% under ask, prices are up 1886.8% on a year ago. With 32.0 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
$3.77M
↑ +711.8% MoM↑ +1886.8% YoY
4 sales closed in Jul 2026
Median rent
$1,200/mo
↓ −29.4% MoM↓ −51.5% YoY
1 leases closed in Jul 2026
Low sampleTime to sell
243 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
32.0 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
+137% vs Miami overallmedian sale price
Sells 145 days slower than Miamidays on market
HOA fees 0.95× 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 $3.77M in Jul 2026, up 1886.8% on a year ago. Typical sales ranged $647k–$21.17M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $26k/mo including taxes and HOA — comfortable at a household income around $1.04M a year, using the 30% rule. Renting instead costs $1,200/mo.
Is now a good time to buy?
32.0 months of inventory points to a buyer’s market, and sellers are accepting about 8.7% under ask. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 243 days from listing to contract in Jul 2026. The pace picks up toward May and slows around February.
How much room is there to negotiate?
Closings typically land 8.7% under asking price, and 44% of active listings have already reduced their price (median cut 6.0%).
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?
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 262.2 — buying typically starts to beat renting after roughly 10+ years here.
To buy — median sale price
Sale price, $
$3.77M↑ +711.8% MoM↑ +1886.8% YoY
Jul 2026 — median $3.77M · 4 sales · 243 days on market
$0
$10.0M
$20.0M
$30.0M
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$1,200/mo↓ −29.4% MoM↓ −51.5% YoY
Jul 2026 — median $1,200/mo · 1 leases · 27 days on market · low sample
$0
$5,000
$10k
$15k
$20k
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
Studio
—
$1,675/mo
2 closed Low sample
1 bed
$214k
$1,813/mo
30 closed
2 beds
$377k
$2,718/mo
47 closed
3 beds
$1.49M
$5,050/mo
9 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$291k
54% of sales · 22 closed
House
$3.6M
34% of sales · 14 closed
Townhouse
$483k
12% of sales · 5 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 4 closed · 5 new · 160 active
0
50
100
150
200
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 May
0
2
4
6
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 — 44% of active listings cut · median cut 6.0%
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
$0.80 per sqft · Jul 2026
$0.20
$0.40
$0.60
$0.80
$1.00
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 222 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.