Press release · North Miami Beach, Miami-Dade County · October 13, 2026

North Miami Beach housing data press release, October 13, 2026

NORTH MIAMI BEACH, Fla., October 13, 2026 - 40.2% of the 102 single-family homes listed for sale in North Miami Beach (41 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 13, 2026. Among those 41 reduced listings, the median reduction is 5.8% (about $40K). Among the city's 259 condominium listings, 44.8% are asking below their original price, by a median 6.6%.

This page carries the same text, figures and charts as today's North Miami Beach press kit files, refreshed each day the data refreshes. Every figure is free to read and free to cite with attribution, with no sign-up. Dated monthly editions are kept in the press archive.

Key takeaways

40.2% of the 102 single-family homes listed for sale in North Miami Beach (41 listings) have a current asking price below their original list price, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 13, 2026.
Among 247 active condominium listings in North Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $820, with the middle half between $583 and $1,254.

North Miami Beach price cuts and days on market, October 13, 2026

Data as of October 13, 2026 (BeachesMLS pull 2026-10-13T07:11:50.369691+00:00) Live page with today's charts: North Miami Beach price cuts and days on market. Every city: South Florida price cuts and days on market.

Headline options

40.2% of North Miami Beach houses for sale are asking less than their original list price; 44.8% of condos
Seller Blink Rate™ in North Miami Beach: 40.2% of houses list below original asking, against 40.6% across Miami-Dade County
Buying in North Miami Beach? 41 of the 102 houses for sale are asking below their original price, by a median $40K

Lede

Quotable

"40.2 percent of single-family homes for sale in North Miami Beach have a current asking price below their original list price; among those 41 reduced listings the median reduction is $40K."

"Among active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 70 days. These are MLS-recorded fields, not an independently reconstructed listing history."

"16 North Miami Beach houses are under contract in this snapshot, 3 of them with a recorded asking price below original; the group is too small to report a percentage. These asking-price fields do not disclose the agreed contract price."

Charts and source labels

Horizontal bar chart. North Miami Beach houses 40.2%, Miami-Dade County houses 40.6%; North Miami Beach condominiums 44.8%, Miami-Dade County condominiums 37.9%. Share of active listings asking below their original list price, October 13, 2026. — Seller Blink Rate™: share of active listings whose current asking price is below their original list price, North Miami Beach versus Miami-Dade County, houses and condominiums, October 13, 2026. Not a price history. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of recorded cumulative days on market. Houses: 0-30 days 25.5%, 31-60 days 17.6%, 61-90 days 16.7%, 91-180 days 24.5%, 181+ days 15.7%. Condominiums: 0-30 days 13.5%, 31-60 days 10.8%, 61-90 days 12.7%, 91-180 days 27.8%, 181+ days 35.1%. — Active North Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, October 13, 2026. Shares use listings with a recorded value in that field; 40.2% of houses exceed 90 days. The field is not a reconstructed listing history. Source: BeachesMLS via PBP Real Estate. Download PNG

Horizontal bar chart of the share asking below original by current asking-price band, houses: Under $500K 33.3% (7 of 21); $500K to $1M 42.1% (24 of 57); $1M to $2M 7 listed, count only; $2M to $5M 33.3% (4 of 12); $5M and up 5 listed, count only. — Share of active North Miami Beach houses asking below their original list price, by current asking-price band, October 13, 2026. Bands with 10 to 29 listings marked small; under 10 show a count only. Source: BeachesMLS via PBP Real Estate. Download PNG

Downloads and methodology

Journalist package: PDF · Plain text · ZIP with charts. Method: Seller Blink Rate™ method. Current edition. A later snapshot may differ; this file describes only the date above.

North Miami Beach condominium association fees, October 13, 2026

Data as of October 13, 2026 (BeachesMLS pull 2026-10-13T07:11:50.369691+00:00) Live page with today's charts: North Miami Beach condo fees. Every city: South Florida Condo Fee Index.

Headline options

North Miami Beach condo monthly association fees have a median of $820 in the retained usable-fee sample of 247 listings, 2% above the five-county median
In North Miami Beach's retained usable-fee sample (247 listings after exclusions and percentile trimming), 36% have monthly-equivalent fees of $1,000 or more and 13.8% are below $500
North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=86) vs pre-1995 (n=157), monthly median 118% higher

Lede

NORTH MIAMI BEACH, Fla., October 13, 2026 - Among 247 active condominium listings in North Miami Beach retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $820, with the middle half between $583 and $1,254, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 13, 2026. There are 259 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 2% above the separately trimmed five-county median of $801 and ranks 32nd among 70 published city medians.

Quotable

"The median monthly-equivalent association fee in North Miami Beach's retained usable-fee sample (n=247), after exclusions and percentile trimming, is $820, compared with $801 in the separately trimmed five-county sample."

"Among North Miami Beach condos in the retained usable-fee sample (n=247) after exclusions and percentile trimming, 36 percent have listed monthly-equivalent fees of $1,000 or more and 13.8 percent are below $500."

"Among the retained usable-fee listings in North Miami Beach with a recorded construction year, the median monthly-equivalent fee is $1,482 for a recorded year built of 2005 or later (86 listings) and $681 for those built before 1995 (157 listings)."

Charts and source labels

Dot strip chart in five county lanes. North Miami Beach retained-sample median $820 a month (n=247); five-county median $801 (n=25,101, region-level trim). — Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, North Miami Beach and the published comparison cities, grouped by county, October 13, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of the retained usable-fee sample by fee band: Under $250 0% (0 listings); $250 to $500 13.8% (34 listings); $500 to $750 27.5% (68 listings); $750 to $1,000 22.7% (56 listings); $1,000 to $1,500 17.8% (44 listings); $1,500 to $2,000 6.1% (15 listings); $2,000 and up 12.1% (30 listings). — Monthly-equivalent association fee bands for the 247 active North Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, October 13, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate. Download PNG

Column chart of median fee by recorded decade built: 1960s $492 (29 listings); 1970s $680 (115 listings); 1980s $914 (12 listings); 1990s count only (2 listings); 2000s count only (4 listings); 2010s $1,500 (85 listings). Recorded year built 2005 or later $1,482 (86 listings); before 1995 $681 (157 listings). — Median monthly-equivalent association fee by recorded YearBuilt decade among North Miami Beach condominiums in the retained usable-fee sample after exclusions and percentile trimming, October 13, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=86; pre-1995 n=157. Download PNG

Downloads and methodology

Journalist package: PDF · Plain text · ZIP with charts. Method: South Florida Condo Fee Index method. Current edition. A later snapshot may differ; this file describes only the date above.

How to cite this release

Attribution: PBP Real Estate analysis of BeachesMLS listing data, listings as of October 13, 2026. For a figure that must not change after publication, cite the dated file names in the downloads above or the frozen monthly edition.

Comment and licensed quotes: Gia Freer, Broker of Record (Lic. BK689801), and Grant Freer, Owner and Broker Associate, 561-395-8418 · info@pbpre.com. How figures are sourced, reviewed and corrected: editorial and corrections policy.

Every current city kit: press kits. Corrections: corrections log.

This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Listings permitted for internet display. Nothing on this page is an opinion of value about any property. Equal Housing Opportunity.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 13, 2026.