The Ocean Four market

Market report · Neighbourhood · Oct 2026

The Ocean Four market, in numbers

Part of North Miami Beach — see the North Miami Beach report

Homes in Ocean Four typically sell in about 135 days, close around 3.9% under ask. With 16.2 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

$1.4M

↑ +47.1% MoM

3 sales closed in Oct 2026

Median rent

$5,400/mo

2 leases closed in Sep 2026

Low sample

Time to sell

135 days

typical days on market

Days from listing to going under contract.

Negotiation room

3.9% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

16.2 mo

buyer’s market

Low sample

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

+245% vs North Miami Beach overallmedian sale price

Sells 7 days faster than North Miami Beachdays on market

HOA fees 1.33× the North Miami Beach averageper sqft, monthly

Your questions, answered

Straight answers from Ocean Four’s closed transactions.

What does a home here cost?

The median sale closed at $1.4M in Oct 2026. Typical sales ranged $1.29M–$1.44M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $11k/mo including taxes and HOA — comfortable at a household income around $439k a year, using the 30% rule. Renting instead costs $5,400/mo.

Is now a good time to buy?

16.2 months of inventory points to a buyer’s market, and sellers are accepting about 3.9% under ask.

How fast do homes sell?

About 135 days from listing to contract in Oct 2026. The pace picks up toward October and slows around January.

How much room is there to negotiate?

Closings typically land 3.9% under asking price, and 56% of active listings have already reduced their price (median cut 4.3%).

When is the best time to list?

Closings peak in October 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?

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 21.6 — buying typically starts to beat renting after roughly 8–10 years here.

To buy — median sale price

Sale price, $

$1.4M↑ +47.1% MoM

Oct 2026 — median $1.4M · 3 sales · 135 days on market

$800k

$1.0M

$1.2M

$1.4M

$1.6M

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’26

To rent — median monthly rent

Monthly rent, $

$5,400/mo

Sep 2026 — median $5,400/mo · 2 leases · 144.5 days on market · low sample

$2,500

$5,000

$7,500

$10k

$13k

$15k

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

2 beds

$1.28M

$6,088/mo

17 closed

3 beds

—

$9,600/mo

2 closed Low sample

What sells here

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

Condo

$1.28M

100% of sales · 10 closed

Market depth

Supply and demand

Listings per month

Oct 2026 — 3 closed · 0 new · 27 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 October

0.25

0.5

0.75

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

Price-cut pressure

% of active listings

Oct 2026 — 56% of active listings cut · median cut 4.3%

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

$1.06 per sqft · Oct 2026

$0.95

$0.98

$1.00

$1.02

$1.05

$1.07

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 North Miami Beach

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

Golden Beach

$16.06M↑ +645.6% YoY

The Estates at Acqualina

$10.91M

$2.5M

$2.17M↑ +140.7% YoY

$1.58M↑ +97.9% YoY

$1.37M

$1.28M

$1.04M↑ +95.9% YoY

$788k

Western Eastern Shores

$673k↓ −44.4% YoY

$538k↓ −65.8% YoY

$506k↓ −1.8% YoY

$467k↓ −19.5% YoY

$421k

Homes for sale in Ocean Four →Rentals in Ocean Four →

Based on 46 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.