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The Village by the Bay Condominium market
Market report · Neighbourhood · Oct 2025
The Village by the Bay Condominium market, in numbers
Part of North Miami Beach — see the North Miami Beach report
Homes in Village by the Bay Condominium typically sell in about 96 days, prices are down 23.2% on a year ago.
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
$380k
↓ −23.2% YoY
1 sales closed in Oct 2025
Low sampleMedian rent
$2,500/mo
↓ −16.7% MoM
1 leases closed in Mar 2026
Low sampleTime to sell
96 days
typical days on market
Low sampleDays from listing to going under contract.
Sells 46 days faster than North Miami Beachdays on market
Your questions, answered
Straight answers from Village by the Bay Condominium’s closed transactions.
What does a home here cost?
The median sale closed at $380k in Oct 2025, down 23.2% on a year ago. Typical sales ranged $380k–$380k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,582/mo including taxes and HOA — comfortable at a household income around $143k a year, using the 30% rule. Renting instead costs $2,500/mo.
Is now a good time to buy?
Too few recent sales for a confident read — see the longer-run trend below.
How fast do homes sell?
About 96 days from listing to contract in Oct 2025. The pace picks up toward October and slows around March.
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 October and bottom out around March. 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 12.7 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$380k↓ −23.2% YoY
Oct 2025 — median $380k · 1 sales · 96 days on market · low sample
$380k
$380k
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$2,500/mo↓ −16.7% MoM
Mar 2026 — median $2,500/mo · 1 leases · 243 days on market · low sample
$2,500
$2,750
$3,000
$3,250
$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
—
$2,750/mo
2 closed Low sample
2 beds
$380k
$3,113/mo
3 closed Low sample
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$380k
100% of sales · 1 closed
Low sampleMarket depth
Supply and demand
Listings per month
Jul 2026 — 0 closed · 0 new · 11 active
0
5
10
15
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 October
0
0.2
0.4
0.6000000000000001
0.8
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 — 73% of active listings cut · median cut 4.4%
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
$1.03 per sqft · Oct 2025
$0.85
$0.90
$0.95
$1.00
$1.05
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 14 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.