The Ocean Reserve market

Market report · Neighbourhood · Jul 2026

The Ocean Reserve market, in numbers

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

Homes in Ocean Reserve typically sell in about 224 days. With 136.5 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

$630k

1 sales closed in Jul 2026

Low sample

Median rent

$1,850/mo

↓ −41.3% MoM↓ −58.5% YoY

1 leases closed in May 2026

Low sample

Time to sell

224 days

typical days on market

Low sample

Days from listing to going under contract.

Months of inventory

136.5 mo

buyer’s market

Low sample

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

Sells 82 days slower than North Miami Beachdays on market

Your questions, answered

Straight answers from Ocean Reserve’s closed transactions.

What does a home here cost?

The median sale closed at $630k in Jul 2026. Typical sales ranged $630k–$630k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $5,584/mo including taxes and HOA — comfortable at a household income around $223k a year, using the 30% rule. Renting instead costs $1,850/mo.

Is now a good time to buy?

136.5 months of inventory points to a buyer’s market.

How fast do homes sell?

About 224 days from listing to contract in Jul 2026. The pace picks up toward December and slows around February.

How much room is there to negotiate?

Not enough closed sales this month to measure — the price-cut chart below is the best proxy.

When is the best time to list?

Closings peak in December 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 28.4 — buying typically starts to beat renting after roughly 10+ years here.

To buy — median sale price

Sale price, $

$630k

Jul 2026 — median $630k · 1 sales · 224 days on market · low sample

$300k

$400k

$500k

$600k

$700k

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

To rent — median monthly rent

Monthly rent, $

$1,850/mo↓ −41.3% MoM↓ −58.5% YoY

May 2026 — median $1,850/mo · 1 leases · 22 days on market · low sample

$1,500

$2,000

$2,500

$3,000

$3,500

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

1 bed

$400k

$2,438/mo

13 closed

2 beds

$563k

$3,500/mo

6 closed Low sample

3 beds

$565k

—

2 closed Low sample

What sells here

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

Condo

$481k

100% of sales · 14 closed

Market depth

Supply and demand

Listings per month

Jul 2026 — 1 closed · 3 new · 91 active

100

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 December

0.5

1.5

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

Price-cut pressure

% of active listings

Jul 2026 — 41% of active listings cut · median cut 5.3%

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

$0.93 per sqft · Jul 2026

$0.60

$0.80

$1.00

$1.20

$1.40

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.

The Estates at Acqualina

$11.92M↑ +251.2% YoY

$11.1M

$2.74M

$2.17M

$2.16M↓ −64.8% YoY

$1.94M

$1.79M

$1.52M

$1.46M↑ +1.4% YoY

$1.36M↑ +3.3% YoY

$1.03M↑ +18.3% YoY

$819k

Western Eastern Shores

$807k↓ −2.4% YoY

$728k↓ −39.9% YoY

$587k↓ −16.2% YoY

$580k↓ −1.8% YoY

$481k

$413k↑ +46.7% YoY

Village by the Bay Condominium

$380k↓ −23.2% YoY

Marbella Tower

$223k

Avila Condominiums

$219k

Homes for sale in Ocean Reserve →Rentals in Ocean Reserve →

Based on 33 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.