Miami market report - The Neuman Group

By the numbers

Miami at a glance

Trailing twelve months against the twelve months before.

Homes sold

10,283

up ↑ 3.6% on the year

Dollar volume

$8.62B

up ↑ 13.1% on the year

Median price

$570,000

down ↓ 1.7% on the year

Median $/sq ft

$398

up ↑ 0.7% on the year

Days on market

up ↑ 20.5% on the year

Sale to list

96.5%

down ↓ 0.4 points on the year

For sale now

3,667

live listings today

Months of supply

4.3

how long to clear at this pace

Source: our own MLS closings (10,283 sales), measured August 19, 2026

The market was busier than a year ago: 10,283 homes closed, sales up 3.6%.
Half of everything that sold went for more than $570,000, the middle price down 1.7%.
A typical home took 53 days to go under contract, time on market up 20.5%.
Sellers took 3.5% below their asking price at the middle of the market — a home listed at $575,000 closed near $554,847.
At today's pace the 3,667 homes for sale would take 4.3 months to clear — neither side has the upper hand.

Demand and pricing

Eight years, same measuring stick

Homes sold each year

20196,363

202012,684

202117,987

202214,640

202311,156

202410,635

20259,965

20266,444

2026 is a part year — it only counts closings up to today.

Middle price each year

2019$318,500

2020$340,000

2021$400,000

2022$477,000

2023$520,000

2024$560,000

2025$575,000

2026$580,000

Source: Brainiac’s Corner city rollup (bc_city_year), built from our MLS closings

The focused cut

Same twelve months, ZIP by ZIP

A city median hides a lot. This is as fine as the data goes before a median stops meaning anything.

ZIP	Sold	Median price	$/sq ft	Days on market	Sale to list	Share that is Miami
33186	594	$530,000	$331	40	97.5%	100%
33131	566	$640,000	$637	82	94.9%	100%
33133	555	$1,690,000	$875	66	94.6%	75%
33176	469	$610,000	$406	38	96.4%	97%
33137	462	$807,500	$700	85	95.0%	100%
33179	437	$258,000	$226	69	95.5%	89%
33132	395	$515,000	$556	80	95.7%	100%
33196	378	$600,000	$319	50	98.1%	100%
33177	362	$585,000	$371	46	98.6%	100%
33143	355	$1,300,000	$570	56	95.8%	64%
33138	329	$1,075,000	$573	69	94.6%	61%
33130	326	$560,000	$559	93	96.1%	100%
33175	320	$670,000	$404	36	97.0%	99%
33165	309	$690,000	$412	33	97.1%	100%
33193	308	$510,000	$322	39	97.6%	100%
33155	301	$760,000	$482	43	96.4%	91%
33173	283	$585,000	$368	38	96.7%	100%
33147	262	$459,950	$376	38	98.6%	100%
33183	262	$400,000	$317	42	97.3%	100%
33145	241	$770,000	$491	42	95.9%	100%
33126	223	$295,000	$322	50	96.0%	100%
33172	201	$308,000	$273	59	97.0%	89%
33129	194	$828,750	$590	66	94.6%	100%
33170	189	$565,000	$346	50	98.7%	96%
33142	185	$445,000	$352	36	97.6%	100%
33185	184	$702,500	$346	48	97.8%	100%
33174	158	$500,000	$349	42	97.1%	84%
33187	155	$712,000	$351	53	97.6%	99%
33150	134	$489,000	$397	48	96.1%	72%
33127	132	$600,000	$444	65	95.5%	100%
33125	127	$451,000	$346	58	96.2%	100%
33135	108	$595,000	$409	48	95.7%	100%
33167	98	$485,000	$319	56	97.2%	89%
33184	96	$610,000	$353	37	96.9%	100%
33144	93	$620,000	$404	48	97.0%	85%
33182	78	$690,000	$379	46	97.1%	100%
33136	38	$303,000	$336	84	94.6%	97%
33194	34	$540,000	$301	53	98.4%	100%

Each row is the whole ZIP, not this city’s slice of it, so the rows add up to more than the 10,283 sales in Miami itself. Showing the 38 ZIPs where Miami is the majority of sales and at least 25 homes changed hands. 23 more ZIPs carry a Miami address but belong mostly to a neighbouring city — 33157 (33.5% Miami), 33156 (33.6% Miami), 33162 (41.3% Miami), 33161 (34.0% Miami). They are left out rather than printed as a Miami number. 2 ZIPs were too thin to measure — a median on a handful of sales is a guess wearing a number.

Source: our own MLS closings

Renting

What tenants actually signed for

Closed leases, never asking prices. Bedroom counts are never blended — a studio median and a 3-bedroom median are different markets.

Size	Leases signed	Median rent
Studio	984	$1,900
1 bedroom	6,503	$2,330
2 bedroom	7,813	$2,600
3 bedroom	4,374	$3,200
4 bedroom	1,338	$4,000
5 bedroom	237	$5,500
6 bedroom	29	$13,000

Across all sizes, 21,299 leases closed at a middle rent of $2,800 a month.

Source: our own MLS closed leases

What a feature is worth

The premium, in dollars per square foot

Feature	With it	Without it	Difference	Sales compared
Waterfront	$507	$384	+32%	3,650 vs 16,146
Pool	$411	$396	+4%	900 vs 18,896
Newly built (Condo)	$1,073	$410	+162%	231 vs 7,041
Newly built (Single-family)	$615	$404	+52%	323 vs 9,623

A premium is a price difference, not proof the feature caused it — waterfront homes are often bigger and newer too.

Source: Brainiac’s Corner premium study (bc_premiums, bc_newbuild)

Investment sales

Income and commercial, same twelve months

Kind	Sold	Dollar volume	Median price
Small income property (2+ doors)	490	$400M	$737,500
Commercial	584	$345M	$5,850

Source: our own MLS closings, Residential Income and Commercial Sale

The ground underneath

Jobs, people and money

Housing follows the local economy. These are the free public numbers behind the market, not our data.

The county economy

Measure	Latest	Year on year	As of
Unemployment rate	3.0%	+0.4 points	June 1, 2026 (FLMIAM6URN)
Population	2,802,029	-0.4%	January 1, 2025 (FLMIAM6POP)
Income per person	$78,567	+3.9%	January 1, 2024 (PCPI12086)
New housing units permitted	16,535	+55.9%	January 1, 2025 (BPPRIV012086)

Source: Federal Reserve (FRED), Miami-Dade County, FL

Who lives in Miami

Measure	Value
People	446,663
Median household income	$59,390
Median gross rent	$1,657
Median home value (self-reported)	$475,200
Homes owned rather than rented	30.7%

Source: US Census, American Community Survey 2023 5-year

The economy figures are county-wide — that is as fine as the federal data goes. The Census figures are for the city itself, and lag by a year or two because that is when the survey lands.

Before you lean on a number

How this was measured

Sales are closed transactions from our own MLS feed — not asking prices, not estimates, not a national model.
The window is the twelve months to August 19, 2026, compared with the twelve months before it. Same window on both sides, always.
Every headline figure is a median — the middle sale. One mansion cannot drag it.
A ZIP needs at least 25 sales to get a row. Thinner ones are counted in the footnote instead of given a median.
Rents are closed leases, kept separate by bedroom count. We never blend a studio into a three-bedroom median.
Economy figures come from the Federal Reserve and the US Census, free and public, with the series name printed next to each one so you can check it.

Miami — how the market actually moved.