Press release · North Miami Beach, Miami-Dade County · October 18, 2026

North Miami Beach housing data press release, October 18, 2026

NORTH MIAMI BEACH, Fla., October 18, 2026 - 42.2% of the 102 single-family homes listed for sale in North Miami Beach (43 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 18, 2026. Among those 43 reduced listings, the median reduction is 5.8% (about $44K). Among the city's 261 condominium listings, 45.2% are asking below their original price, by a median 7%.

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.

For the wider market beyond North Miami Beach, read the Miami-Dade County housing market report.

Key takeaways

42.2% of the 102 single-family homes listed for sale in North Miami Beach (43 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 18, 2026.
Among 249 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 $580 and $1,253.

North Miami Beach price cuts and days on market, October 18, 2026

Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+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

42.2% of North Miami Beach houses for sale are asking less than their original list price; 45.2% of condos
Seller Blink Rate™ in North Miami Beach: 42.2% of houses list below original asking, against 40.8% across Miami-Dade County
Buying in North Miami Beach? 43 of the 102 houses for sale are asking below their original price, by a median $44K

Lede

Quotable

"42.2 percent of single-family homes for sale in North Miami Beach have a current asking price below their original list price; among those 43 reduced listings the median reduction is $44K."

"Among active North Miami Beach houses, the median recorded CumulativeDaysOnMarket and DaysOnMarket values are both 67 days. These are MLS-recorded fields, not an independently reconstructed listing history."

"19 North Miami Beach houses are under contract in this snapshot, 4 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 42.2%, Miami-Dade County houses 40.8%; North Miami Beach condominiums 45.2%, Miami-Dade County condominiums 38%. Share of active listings asking below their original list price, October 18, 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 18, 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 22.5%, 31-60 days 22.5%, 61-90 days 16.7%, 91-180 days 20.6%, 181+ days 17.6%. Condominiums: 0-30 days 13.4%, 31-60 days 10.7%, 61-90 days 11.5%, 91-180 days 28.4%, 181+ days 36%. — Active North Miami Beach houses and condominiums by MLS-recorded CumulativeDaysOnMarket value, October 18, 2026. Shares use listings with a recorded value in that field; 38.2% 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 36.8% (7 of 19); $500K to $1M 44.6% (25 of 56); $1M to $2M 9 listed, count only; $2M to $5M 27.3% (3 of 11); $5M and up 7 listed, count only. — Share of active North Miami Beach houses asking below their original list price, by current asking-price band, October 18, 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 18, 2026

Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+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 249 listings, 2% above the five-county median
In North Miami Beach's retained usable-fee sample (249 listings after exclusions and percentile trimming), 35.3% have monthly-equivalent fees of $1,000 or more and 14.1% are below $500
North Miami Beach condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=86) vs pre-1995 (n=159), monthly median 114% higher

Lede

NORTH MIAMI BEACH, Fla., October 18, 2026 - Among 249 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 $580 and $1,253, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 18, 2026. There are 261 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 $800 and ranks 30th among 69 published city medians.

Quotable

"The median monthly-equivalent association fee in North Miami Beach's retained usable-fee sample (n=249), after exclusions and percentile trimming, is $820, compared with $800 in the separately trimmed five-county sample."

"Among North Miami Beach condos in the retained usable-fee sample (n=249) after exclusions and percentile trimming, 35.3 percent have listed monthly-equivalent fees of $1,000 or more and 14.1 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 $691 for those built before 1995 (159 listings)."

Charts and source labels

Dot strip chart in five county lanes. North Miami Beach retained-sample median $820 a month (n=249); five-county median $800 (n=25,298, 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 18, 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 14.1% (35 listings); $500 to $750 26.5% (66 listings); $750 to $1,000 24.1% (60 listings); $1,000 to $1,500 17.3% (43 listings); $1,500 to $2,000 6.4% (16 listings); $2,000 and up 11.6% (29 listings). — Monthly-equivalent association fee bands for the 249 active North Miami Beach condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, October 18, 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 $516 (30 listings); 1970s $692 (116 listings); 1980s $914 (12 listings); 1990s count only (2 listings); 2000s count only (4 listings); 2010s $1,482 (84 listings); 2020s count only (1 listings). Recorded year built 2005 or later $1,482 (86 listings); before 1995 $691 (159 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 18, 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=159. 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 18, 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 18, 2026.