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The North Miami Beach market
Market report · City · Jul 2026
The North Miami Beach market, in numbers
Homes in North Miami Beach typically sell in about 142 days, close around 5.8% under ask, prices are down 0.5% on a year ago. With 53.5 months of inventory, it’s a buyer’s market.
Median sale price
$500k
↓ −4.8% MoM↓ −0.5% YoY
23 sales closed in Jul 2026
Median rent
$3,000/mo
↑ +8.1% MoM↑ +22.4% YoY
34 leases closed in Jul 2026
Time to sell
142 days
typical days on market
Days from listing to going under contract.
Negotiation room
5.8% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
53.5 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
7.2%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
Your questions, answered
Straight answers from North Miami Beach’s closed transactions.
What does a home here cost?
The median sale closed at $500k in Jul 2026, down 0.5% on a year ago. Typical sales ranged $191k–$7.41M.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,057/mo including taxes and HOA — comfortable at a household income around $162k a year, using the 30% rule. Renting instead costs $3,000/mo.
Is now a good time to buy?
53.5 months of inventory points to a buyer’s market, and sellers are accepting about 5.8% under ask. Prices are roughly flat on a year ago.
How fast do homes sell?
About 142 days from listing to contract in Jul 2026. The pace picks up toward June and slows around January.
How much room is there to negotiate?
Closings typically land 5.8% 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 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 ($3,000/mo) equals 7.2% of the median sale price, before fees and taxes.
Buying vs renting
Price-to-rent ratio is 13.9 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$500k↓ −4.8% MoM↓ −0.5% YoY
Jul 2026 — median $500k · 23 sales · 142 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, $
$3,000/mo↑ +8.1% MoM↑ +22.4% YoY
Jul 2026 — median $3,000/mo · 34 leases · 77.5 days on market
$0
$5,000
$10k
$15k
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
—
$1,278/mo
9 closed Low sample
1 bed
$190k
$1,757/mo
156 closed
2 beds
$428k
$3,084/mo
248 closed
3 beds
$610k
$4,072/mo
150 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$335k
50% of sales · 98 closed
House
$927k
47% of sales · 92 closed
Townhouse
$1.26M
3% of sales · 6 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 23 closed · 48 new · 1178 active
0
500
1000
1500
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
2.5
5
7.5
10
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
$0.70 per sqft · Jul 2026
$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 North Miami Beach
Median sale price, last 12 months. Tap a row to open its report.
Based on 1212 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.