The Williams Island market

Market report · Neighbourhood · Aug 2026

The Williams Island market, in numbers

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

Homes in Williams Island typically sell in about 192.5 days, prices are down 16.5% on a year ago. With 54.0 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

$888k

↓ −33.0% MoM↓ −16.5% YoY

2 sales closed in Aug 2026

Low sample

Median rent

$4,950/mo

↓ −16.8% MoM↓ −43.8% YoY

5 leases closed in Aug 2026

Time to sell

192.5 days

typical days on market

Low sample

Days from listing to going under contract.

Months of inventory

54.0 mo

buyer’s market

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

Sells 70 days slower than North Miami Beachdays on market

Your questions, answered

Straight answers from Williams Island’s closed transactions.

What does a home here cost?

The median sale closed at $888k in Aug 2026, down 16.5% on a year ago. Typical sales ranged $831k–$944k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $8,783/mo including taxes and HOA — comfortable at a household income around $351k a year, using the 30% rule. Renting instead costs $4,950/mo.

Is now a good time to buy?

54.0 months of inventory points to a buyer’s market. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 192.5 days from listing to contract in Aug 2026. The pace picks up toward June and slows around November.

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 June and bottom out around November. 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 14.9 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$888k↓ −33.0% MoM↓ −16.5% YoY

Aug 2026 — median $888k · 2 sales · 192.5 days on market · low sample

$2.0M

$4.0M

$6.0M

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$4,950/mo↓ −16.8% MoM↓ −43.8% YoY

Aug 2026 — median $4,950/mo · 5 leases · 94 days on market

$2,500

$5,000

$7,500

$10k

$13k

$15k

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

$254k

—

1 closed Low sample

1 bed

$360k

$3,600/mo

5 closed Low sample

2 beds

$783k

$5,847/mo

64 closed

3 beds

$1.21M

$7,776/mo

62 closed

What sells here

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

Condo

$996k

99% of sales · 70 closed

House

$3.6M

1% of sales · 1 closed

Low sample

Market depth

Supply and demand

Listings per month

Aug 2026 — 2 closed · 15 new · 288 active

100

200

300

400

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

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

Price-cut pressure

% of active listings

Aug 2026 — 47% of active listings cut · median cut 6.7%

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

$1.25 per sqft · Aug 2026

$0.60

$0.80

$1.00

$1.20

$1.40

$1.60

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 Williams Island →Rentals in Williams Island →

Based on 252 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.