Market report · August 19, 2025 – August 19, 2026

Miami Beach — how the market actually moved.

Every number below is measured off the homes that actually closed in Miami Beach over the last twelve months, compared with the twelve months before it. No estimates, no national averages.

The numbers by ZIP →See what is for sale

By the numbers

Miami Beach at a glance

Trailing twelve months against the twelve months before.

Homes sold

1,866

up ↑ 11.1% on the year

Dollar volume

$3.67B

up ↑ 3.7% on the year

Median price

$595,000

up ↑ 3.5% on the year

Median $/sq ft

$611

down ↓ 1.0% on the year

Days on market

up ↑ 10.5% on the year

Sale to list

94.2%

down ↓ 0.1 points on the year

For sale now

750

live listings today

Months of supply

4.8

how long to clear at this pace

Source: our own MLS closings (1,866 sales), measured August 19, 2026

The market was busier than a year ago: 1,866 homes closed, sales up 11.1%.
Half of everything that sold went for more than $595,000, the middle price up 3.5%.
A typical home took 84 days to go under contract, time on market up 10.5%.
Sellers took 5.8% below their asking price at the middle of the market — a home listed at $600,000 closed near $565,234.
At today's pace the 750 homes for sale would take 4.8 months to clear — neither side has the upper hand.

Demand and pricing

Eight years, same measuring stick

Homes sold each year

2019917

20201,929

20214,162

20223,380

20232,214

20241,935

20251,761

20261,220

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

Middle price each year

2019$360,000

2020$418,000

2021$530,000

2022$472,500

2023$485,000

2024$535,000

2025$580,000

2026$619,000

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 Beach
33139	987	$515,000	$625	84	94.5%	99%
33141	519	$455,000	$426	77	94.7%	76%
33140	473	$825,000	$649	87	93.7%	100%

Each row is the whole ZIP, not this city’s slice of it, so the rows add up to more than the 1,866 sales in Miami Beach itself. Showing the 3 ZIPs where Miami Beach is the majority of sales and at least 25 homes changed hands. 3 more ZIPs carry a Miami Beach address but belong mostly to a neighbouring city — 33154 (0.8% Miami Beach), 33009 (0.1% Miami Beach), 33018 (0.3% Miami Beach). They are left out rather than printed as a Miami Beach number. 1 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	697	$1,700
1 bedroom	2,157	$2,300
2 bedroom	1,462	$3,600
3 bedroom	266	$8,125
4 bedroom	98	$18,250
5 bedroom	36	$23,000
6 bedroom	13	$37,000

Across all sizes, 4,737 leases closed at a middle rent of $2,675 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	$732	$489	+50%	2,038 vs 1,428
Pool	$704	$610	+15%	263 vs 3,203
Newly built (Condo)	$1,911	$554	+245%	55 vs 2,850
Newly built (Single-family)	$2,199	$1,099	+100%	40 vs 386

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)	20	$35M	$1,550,000
Commercial	22	$32M	$1,500,000

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 Beach

Measure	Value
People	81,319
Median household income	$67,014
Median gross rent	$1,733
Median home value (self-reported)	$542,000
Homes owned rather than rented	38.7%

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.