Moving to Miami? Know what each area really costs before you fly in.

Why is Miami hard to shop from out of state?

Because "Miami" on a listing is often just a mailing address, because condominiums and houses are two different markets, and because the asking price is a starting point. The MLS city "Miami" covers the City of Miami plus unincorporated places with a Miami mailing address, such as Kendall: 1,996 houses and 4,894 condos and townhouses for sale today. Countywide there are 13.5 months of condo supply against 5.7 months of houses, and in September 2026 the median house closed 4.9% below its original asking price.

From a thousand miles away that turns into wasted tour days and offers made blind. This guide fixes it with numbers: every area with its own house and condo figures, never averaged together, and a button that opens the live search already filtered.

We publish these figures every day from our own BeachesMLS connection. Gia Freer, Broker of Record of PBP Real Estate, reviews what is published here. Gia and Grant Freer have closed 764 transactions and $203,032,127 in sales volume since 2000 (Flexmls, October 1, 2026), and PBP holds a 5.0 Google rating from 86 reviews.

Where are Miami-Dade's main residential areas?

North to south along the water: Aventura, Sunny Isles Beach, Bal Harbour, Surfside and Miami Beach on the ocean side; Edgewater, Downtown, Brickell and Coconut Grove on the bay; Coral Gables, Pinecrest and Palmetto Bay to the south; and Doral west of the airport. Click a number to jump to that area.

How do the areas compare? Every figure in one table

Houses and condos in separate columns, with the sale price against the ORIGINAL asking price first and the final asking price second. Closed sales Jan 1 - Sep 30, 2026; supply, price cuts, fees and rents from active listings as of October 6, 2026.

Median with the number of sales in brackets; a blank cell means too few sales or no published figure. "Original / final" = median sale price as a share of the first and the last asking price. Months of supply = active listings divided by September 2026 closed sales (shown where at least 5 sold). Fee = median monthly condo fee on active listings. Rent = 25th to 75th percentile of asking rents on active rental listings, all home types. The five City of Miami areas use official boundaries; fees and rents are published by MLS city.

What do the charts show about prices and negotiating room?

House prices run from under $1 million to several million depending on the area, and in almost every area the sale closes below the original asking price. Use the first chart to place your budget and the second to see how much negotiating room each area has shown this year.

What does a house or a condo cost in each area?

How far below asking do homes sell in each area?

How has negotiating room changed month by month?

Inside the City of Miami: Brickell, Downtown, Edgewater, the Upper East Side and Coconut Grove

The urban core along the bay. Figures for these five use the official City of Miami boundaries, not the mailing address, so they describe the neighborhood itself.

Coral Gables, Pinecrest, Palmetto Bay and Doral

Separate cities and villages on the mainland, each with its own municipal government, zoning code and tax rate. Figures use each city's MLS address.

Miami Beach, Key Biscayne and the beaches to the north

Island and barrier-island cities on the ocean side of Biscayne Bay. Condominiums dominate the inventory here, so the condo fee and the building's paperwork matter as much as the price.

What changes when you move from Texas to Florida?

Neither state taxes personal income, so the change is in how property tax is calculated, in insurance, and in condominium rules. This table compares the primary-residence (homestead) rules under each state's law.

Three Florida points to know before you make an offer:

• The key date is January 1 and the deadline is March 1. To get the exemption you must own the home and make it your permanent residence on January 1, and file with the Miami-Dade Property Appraiser by March 1. Miss it and you lose that year's exemption, and your Save Our Homes cap starts a year later.
• The seller's tax bill will not be yours. The cap resets on every sale, so budget from your purchase price, not the current owner's bill. The Miami-Dade Property Appraiser tax estimator estimates the bill for a specific property.
• Portability helps on your second Florida home, not your first. Florida lets you carry up to $500,000 of accumulated cap savings to a new Florida homestead within three tax years (Fla. Stat. sec. 193.155); a first purchase after arriving from Texas starts from zero.

General real estate information, not legal or tax advice. Confirm your own situation with a tax professional.

What should you check before buying a Miami condominium?

The building's structural inspection and reserve paperwork, along with the fee and any special assessment. Florida tightened condominium law after the 2021 collapse of Champlain Towers South in Surfside:

• Milestone inspection: condominium buildings three habitable stories or taller need a structural inspection by December 31 of the year the building turns 30, then every 10 years; the local building official can require it at 25 years near salt water (Fla. Stat. sec. 553.899).
• Structural integrity reserve study (SIRS): the association must have one at least every 10 years for each building three stories or taller, and for budgets adopted on or after December 31, 2024, owners can no longer vote to spend those reserves on anything else (Fla. Stat. sec. 718.112).

Ask in writing, before your inspection period ends, for: the milestone inspection report, the SIRS and how reserves are being funded, twelve months of board minutes, the current budget, any special assessment voted or under discussion, and the association's insurance policy with its hurricane deductible. More in our guide to milestone inspections for condo buyers, and building-level fees in the South Florida condo fee index.

How do insurance, flood zones and hurricane season work here?

In Miami-Dade, 67.2% of condos and townhouses and 44.6% of houses for sale sit inside a FEMA-mapped Special Flood Hazard Area (an A or V zone), placing each listing's coordinates on the FEMA National Flood Hazard Layer (October 6, 2026). Homeowners insurance and flood insurance are separate policies: a standard homeowners policy does not cover flood, and a lender can require flood coverage in an A or V zone. For NFIP house policies rated inside those zones, the median annual cost in the ZIP codes with houses for sale is $886.

Before you offer: check the exact address on the FEMA flood map, order a wind mitigation inspection and, on older construction, a four-point inspection, and get a real quote from a licensed insurance agent during your inspection period. The Atlantic hurricane season runs June 1 to November 30 (National Hurricane Center). City-by-city figures are in our flood zone report.

How are public schools assigned in Miami-Dade?

By address: Miami-Dade County Public Schools sets assignment by boundary and district policy, not by neighborhood name. Check any address with the M-DCPS school locator before you sign.

Moving to Miami: questions and answers