The North Miami Beach market

Market report · City · Aug 2026

The North Miami Beach market, in numbers

Homes in North Miami Beach typically sell in about 123 days, close around 4.5% under ask, prices are down 53.8% on a year ago. With 55.5 months of inventory, it’s a buyer’s market.

Median sale price

$255k

↓ −49.0% MoM↓ −53.8% YoY

19 sales closed in Aug 2026

Median rent

$2,200/mo

↓ −26.7% MoM↓ −15.4% YoY

41 leases closed in Aug 2026

Time to sell

123 days

typical days on market

Days from listing to going under contract.

Negotiation room

4.5% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

55.5 mo

buyer’s market

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

Gross rental yield

10.3%

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 $255k in Aug 2026, down 53.8% on a year ago. Typical sales ranged $178k–$766k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,290/mo including taxes and HOA — comfortable at a household income around $92k a year, using the 30% rule. Renting instead costs $2,200/mo.

Is now a good time to buy?

55.5 months of inventory points to a buyer’s market, and sellers are accepting about 4.5% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 123 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 4.5% under asking price, and 43% of active listings have already reduced their price (median cut 6.3%).

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 ($2,200/mo) equals 10.3% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 9.7 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$255k↓ −49.0% MoM↓ −53.8% YoY

Aug 2026 — median $255k · 19 sales · 123 days on market

$10.0M

$20.0M

$30.0M

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$2,200/mo↓ −26.7% MoM↓ −15.4% YoY

Aug 2026 — median $2,200/mo · 41 leases · 73 days on market

$5,000

$10k

$15k

$20k

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

—

$1,305/mo

7 closed Low sample

1 bed

$187k

$1,765/mo

167 closed

2 beds

$400k

$3,055/mo

246 closed

3 beds

$608k

$4,214/mo

146 closed

What sells here

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

Condo

$331k

52% of sales · 105 closed

House

$921k

44% of sales · 89 closed

Townhouse

$1.18M

3% of sales · 7 closed

Market depth

Supply and demand

Listings per month

Aug 2026 — 19 closed · 49 new · 1128 active

500

1000

1500

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

2.5

7.5

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

Price-cut pressure

% of active listings

Aug 2026 — 43% of active listings cut · median cut 6.3%

25%

50%

75%

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

$0.70 per sqft · Aug 2026

$0.40

$0.60

$0.80

$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 North Miami Beach

Median sale price, last 12 months. Tap a row to open its report.

Golden Beach

$11.96M

The Estates at Acqualina

$11.28M

$2.46M

$2.17M

$2.05M↓ −86.1% YoY

$1.94M

$1.79M

$1.52M

$1.43M↑ +1.4% YoY

$1.41M

$1.02M↓ −16.5% YoY

$802k↓ −11.8% YoY

Western Eastern Shores

$772k↓ −34.7% YoY

$633k↓ −64.4% YoY

$587k↓ −16.2% YoY

$577k↓ −17.4% YoY

$468k

$413k↑ +46.7% YoY

Village by the Bay Condominium

$380k↓ −23.2% YoY

Marbella Tower

$221k

Avila Condominiums

$220k

Homes for sale in North Miami Beach →Rentals in North Miami Beach →

Based on 1224 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.