The Nile Gardens market

Market report · Neighbourhood · Jun 2026

The Nile Gardens market, in numbers

Part of Opa-Locka — see the Opa-Locka report

Homes in Nile Gardens typically sell in about 161 days, prices are down 16.1% on a year ago. With 36.0 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

$378k

↓ −16.1% YoY

2 sales closed in Jun 2026

Low sample

Median rent

$1,900/mo

1 leases closed in Jun 2026

Low sample

Time to sell

161 days

typical days on market

Low sample

Days from listing to going under contract.

Months of inventory

36.0 mo

buyer’s market

Low sample

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

Sells 94 days slower than Opa-Lockadays on market

Your questions, answered

Straight answers from Nile Gardens’s closed transactions.

What does a home here cost?

The median sale closed at $378k in Jun 2026, down 16.1% on a year ago. Typical sales ranged $285k–$470k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,747/mo including taxes and HOA — comfortable at a household income around $110k a year, using the 30% rule. Renting instead costs $1,900/mo.

Is now a good time to buy?

36.0 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 161 days from listing to contract in Jun 2026. The pace picks up toward January 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 January 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 16.6 — buying typically starts to beat renting after roughly 5–7 years here.

To buy — median sale price

Sale price, $

$378k↓ −16.1% YoY

Jun 2026 — median $378k · 2 sales · 161 days on market · low sample

$200k

$300k

$400k

$500k

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

To rent — median monthly rent

Monthly rent, $

$1,900/mo

Jun 2026 — median $1,900/mo · 1 leases · 63 days on market · low sample

$1,000

$1,250

$1,500

$1,750

$2,000

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

—

$1,304/mo

6 closed Low sample

2 beds

—

$1,975/mo

4 closed Low sample

3 beds

$288k

—

2 closed Low sample

What sells here

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

House

$376k

100% of sales · 5 closed

Market depth

Supply and demand

Listings per month

Jul 2026 — 0 closed · 0 new · 24 active

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 January

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

Jul 2026 — 29% of active listings cut · median cut 10.0%

10%

20%

30%

40%

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

$0.19 per sqft · Jun 2026

$0.17

$0.18

$0.19

$0.20

$0.21

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 Opa-Locka

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

$500k↑ +5.3% YoY

$489k↑ +31.3% YoY

$408k↓ −16.1% YoY

$393k↓ −7.1% YoY

Homes for sale in Nile Gardens →Rentals in Nile Gardens →

Based on 37 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.