Last updated October 12, 2026
Miami Beach home prices, September 2026
What is my home worth in Miami Beach?
What Miami Beach houses and condominiums actually sold for, kept separate, and what moves the number on your street. A written opinion of value from a broker, not a number produced by software.
See what your Miami Beach home is worth
Prepared by Gia Freer from BeachesMLS data. No automated estimate is published on this site.
Miami Beach in September 2026, single-family
Single-family homes only; condominiums and townhouses are reported separately below. Based on information from BeachesMLS, retrieved October 12, 2026. Listings permitted for internet display. Information deemed reliable but not guaranteed.
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
28.5% of active single-family house listings in Miami Beach have a recorded asking price below their original list price.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your home, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Price my home correctlyReviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.
Selling? Pricing correctly is a skill. Gia Freer prices your home from this data before it goes live.
Ask Ava about this dataPrice my home correctlyShort answer: the median single-family home in Miami Beach closed at $4,243,750 over the last twelve months on 232 sales, and the median condominium or townhouse at $513,500 on 1,577 sales, on BeachesMLS data retrieved October 12, 2026. No citywide figure is your number. The middle half of house sales alone ran from $2,393,750 to $9,360,500. What your home is worth is decided by the closed sales that match it in size, water, age and condition, which is what a written comparative market analysis is for, and what no website can produce for you.
Key takeaways
- In Miami Beach, a house that went under contract inside 30 days gave up 4.4% of its original asking price; one that took more than 180 days gave up 17.2%.
- Four things move a Miami Beach price more than the citywide median does: living area, water, whether the house has a pool, and when it was built.
- September 2026 closed 21 houses against 15 in August 2026, and 104 condominiums and townhouses against 101.
- The first asking price is the most expensive decision in the sale.
Houses and condominiums in Miami Beach, kept separate
Blending them hides exactly the thing you need to see. A Miami Beach house and a Miami Beach condominium are two markets with different buyers, different financing, and different clocks.
| Miami Beach | Single-family homes | Condos and townhouses |
|---|---|---|
| Closed in the last twelve months | 232 | 1,577 |
| Median closing price | $4,243,750 | $513,500 |
| Middle half of closing prices | $2,393,750 to $9,360,500 | $300,000 to $1,150,000 |
| Median price per square foot | $1,272 | $569 |
| Middle half, price per square foot | $938 to $2,036 | $419 to $961 |
| Median days to go under contract | 112 | 86 |
| Closed below original asking price | 93.1% | 90.7% |
| Typical close as a share of original asking | 88.8% | 91.8% |
| Typical close as a share of final asking | 92.0% | 94.5% |
| On the market today | 156 | 1,612 |
| Median asking price today | $5,497,000 | $575,000 |
| Months of supply at the current pace | 8.1 | 12.3 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Last month against the month before
| Miami Beach | September 2026 | August 2026 | Change | Year to date (January 1 to October 12, 2026) |
|---|---|---|---|---|
| Single-family homes: closed sales | 21 | 15 | +6 | 182 |
| Single-family homes: median closing price | not published (21 sales, under the 30-sale floor) | not published (15 sales, under the 30-sale floor) | not published (under 30 sales) | $4,500,000 |
| Condos and townhouses: closed sales | 104 | 101 | +3 | 1,249 |
| Condos and townhouses: median closing price | $525,000 | $590,000 | -11.0% | $515,000 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
September 2026 closed 21 houses against 15 in August 2026, and 104 condominiums and townhouses against 101. Single months here fall under our 30-sale floor for a median, so we print counts and let the twelve-month figures carry the price picture. The condominium median moved from $590,000 to $525,000. One month is weather, not climate: a handful of closings in either direction moves a monthly median more than the market moved. We read it, but we price off the twelve-month table below and the specific comparable sales, not off this line.
What moves the number in Miami Beach
Four things move a Miami Beach price more than the citywide median does: living area, water, whether the house has a pool, and when it was built. Each is measured below from the same twelve months of closed sales. Condition, updates since the last sale, and the street itself are the fifth, sixth and seventh, and they are the ones no dataset holds.
| Miami Beach houses by living area, last twelve months | Closed sales | Median closing price | Median price per sq ft |
|---|---|---|---|
| 0 to 1500 sq ft | 7 | not published (under 30 sales) | not published (under 30 sales) |
| 1500 to 2500 sq ft | 64 | $2,222,500 | $1,051 |
| 2500 to 3500 sq ft | 53 | $3,400,000 | $1,108 |
| 3500 sq ft and up | 101 | $9,200,000 | $1,906 |
| Miami Beach condominiums by living area, last twelve months | Closed sales | Median closing price | Median price per sq ft |
|---|---|---|---|
| 0 to 1000 sq ft | 865 | $325,000 | $481 |
| 1000 to 1500 sq ft | 390 | $750,000 | $623 |
| 1500 sq ft and up | 313 | $2,935,000 | $1,327 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Unusually for our coverage area, price per square foot in Miami Beach does not fall as houses get larger ($1,051 for the smallest band, $1,906 for the largest measurable band), which points to a lot and location premium on the larger stock. It is one more reason the comparable sales must match your size class.
Waterfront houses in Miami Beach
| Last twelve months | Waterfront | Not waterfront |
|---|---|---|
| Closed sales | 84 | 148 |
| Median closing price | $11,000,000 | $2,824,162 |
| Median price per square foot | $2,229 | $1,084 |
| Median days to go under contract | 158 | 91 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Waterfront houses closed +106% per square foot against the rest of Miami Beach's houses and took 158 days to go under contract against 91: $2,229 against $1,084 per square foot. Inside that average, ocean access, a fixed bridge and a retention lake are three different prices, and the MLS water flag does not tell them apart. The comparable sales have to.
Waterfront condominiums in Miami Beach
| Last twelve months | Waterfront | Not waterfront |
|---|---|---|
| Closed sales | 912 | 665 |
| Median closing price | $775,000 | $312,000 |
| Median price per square foot | $712 | $457 |
| Median days to go under contract | 94 | 79 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Waterfront condominiums closed at $712 per square foot against $457 and took 94 days against 79. Floor, exposure, and the building's reserve and assessment position then move the number again inside the same building.
Houses with a private pool in Miami Beach
| Last twelve months | Private pool | No pool |
|---|---|---|
| Closed sales | 170 | 62 |
| Median closing price | $5,675,000 | $2,000,000 |
| Median price per square foot | $1,566 | $877 |
| Median days to go under contract | 121 | 78 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
A pool house in Miami Beach closed at $5,675,000 against $2,000,000, but per square foot the gap is +79%, because pool houses are also larger houses. The pool is worth what the comparable pool sales in your subdivision say it is worth, and nothing else.
Newer and older houses in Miami Beach
| Last twelve months | Built 2000 or later | Built before 2000 |
|---|---|---|
| Closed sales | 71 | 161 |
| Median closing price | $7,500,000 | $3,000,000 |
| Median price per square foot | $1,730 | $1,150 |
| Median days to go under contract | 129 | 99 |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
Houses built since 2000 closed at $1,730 per square foot against $1,150 for older stock (median year built 1950). For an older house the question a buyer's lender and inspector will ask is roof, electrical, plumbing and permit history, and the price has to answer it first.
What a wrong first price costs in Miami Beach
| Houses: days to go under contract | Closed sales | Share | Median cut from original asking |
|---|---|---|---|
| 0 to 30 days | 53 | 22.8% | 4.4% |
| 31 to 90 days | 46 | 19.8% | 9.9% |
| 91 to 180 days | 61 | 26.3% | 12.8% |
| More than 180 days | 72 | 31.0% | 17.2% |
| Condominiums: days to go under contract | Closed sales | Share | Median cut from original asking |
|---|---|---|---|
| 0 to 30 days | 346 | 21.9% | 4.2% |
| 31 to 90 days | 459 | 29.1% | 7.0% |
| 91 to 180 days | 375 | 23.8% | 10.3% |
| More than 180 days | 397 | 25.2% | 13.5% |
Based on information from BeachesMLS, retrieved October 12, 2026. Information deemed reliable but not guaranteed. Listings are provided 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.
In Miami Beach, a house that went under contract inside 30 days gave up 4.4% of its original asking price; one that took more than 180 days gave up 17.2%. For condominiums the same two bands read 4.2% and 13.5%. The first asking price is the most expensive decision in the sale. It is why the comparative market analysis comes before the sign, not after the first month of silence.
What would a website never know about your home?
Three things, and they are usually the largest adjustments in the analysis. First, what you have done since the last sale: a roof, impact windows, a kitchen, a permitted addition. Second, the street: the house behind yours backing onto a preserve, or onto a parking lot. Third, for a condominium, the association's reserve position, insurance renewal and any pending assessment, which a buyer's lender will read before approving the loan. We deliberately do not publish an instant online estimate, because an estimate that cannot see those three things is not an opinion of value. It is arithmetic on a ZIP code.
How the comparative market analysis is prepared
- Tell us the address and what you have done to the home. The form on this page asks the open question most websites never ask.
- Gia pulls the closed sales that actually match. Same subdivision or building first, then the same size class and age, from our own BeachesMLS feed, and walks the property before saying a number.
- You receive a written opinion of value with the sales attached, and a net sheet showing what reaches you after payoff and costs. Within one business day. It is not a lender's report and no software generates it.
Related, for Miami Beach owners: the Miami Beach real estate market, houses and condominiums; Miami Beach real estate statistics; price cuts in Miami Beach; condo fees in Miami Beach; when a Miami Beach listing did not sell; probate property in Miami Beach; short sales in Miami Beach.
Other Miami-Dade County cities, same method, each with its own figures: what is my home worth in Aventura; what is my home worth in Bal Harbour; what is my home worth in Bay Harbor Islands; what is my home worth in Biscayne Park; what is my home worth in Coconut Grove; what is my home worth in Coral Gables; what is my home worth in Cutler Bay; what is my home worth in Doral; what is my home worth in Florida City; what is my home worth in Hialeah; what is my home worth in Hialeah Gardens; what is my home worth in Homestead; what is my home worth in Key Biscayne; what is my home worth in Miami; what is my home worth in Miami Gardens; what is my home worth in Miami Lakes; what is my home worth in Miami Shores; what is my home worth in Miami Springs; what is my home worth in North Bay Village; what is my home worth in North Miami; what is my home worth in North Miami Beach; what is my home worth in Opa-locka; what is my home worth in Palmetto Bay; what is my home worth in Pinecrest; what is my home worth in South Miami; what is my home worth in Sunny Isles Beach; what is my home worth in Surfside.
Gia Freer, our Broker of Record, has been licensed in Florida since 2000 (BK689801) and prepares every opinion of value personally. PBP Real Estate, LLC, Boca Raton.
Start with the number
A written comparative market analysis of your Miami Beach home from our own BeachesMLS data, prepared by hand by our Broker of Record, with the sales it rests on attached. Use the form below, or call (561) 395-8418.
A practical first step
Tell Gia what you are considering
Share the property and your timing. Gia will review it personally and tell you what information she needs before preparing a written opinion of value.
Home prices in Miami Beach: questions
What is the median home price in Miami Beach right now?
Kept separate, as they must be: the median single-family home in Miami Beach closed at $4,243,750 over the last twelve months on 232 sales, and the median condominium or townhouse at $513,500 on 1,577 sales. The middle half of house sales alone ran from $2,393,750 to $9,360,500. A single median is not your number. BeachesMLS data retrieved October 12, 2026.
How much is my house worth per square foot in Miami Beach?
The median house closed at $1,272 per square foot, but the middle half of sales ranged from $938 to $2,036. Size, water, lot, age and condition each move that figure, and the rate is not flat across size classes (the table on this page shows it band by band where there are enough sales). Multiply your square footage by a median and you will be wrong in a predictable direction. The median condominium closed at $569 per square foot, but the middle half of sales ranged from $419 to $961.
Can I get an instant home estimate for Miami Beach?
Not from us, deliberately. Software cannot see the condition of your kitchen, what you have done since the last sale, which side of the street you are on, or the association's reserve position. We prepare a written comparative market analysis by hand from the same BeachesMLS sales shown on this page, and the sales it rests on are attached to it. Within one business day.
How long does it take to sell a home in Miami Beach?
Over the last twelve months the median house went under contract in 112 days and the median condominium in 86 days. Add roughly 30 to 45 days from contract to closing for a financed buyer. There are 156 houses and 1,612 condominiums on the market today, which is 8.1 and 12.3 months of supply at the current pace.
Do homes in Miami Beach sell for asking price?
Mostly not. For houses, 93.1% of house sales closed below their original asking price and the typical house closed at 88.8% of what it first asked; for condominiums, 90.7% of condominium sales closed below their original asking price and the typical condominium closed at 91.8% of what it first asked. Against the final asking price, after any reductions, the typical house closed at 92.0% and the typical condominium at 94.5%. The cut grows with every month on the market, which the table on this page shows band by band where there are enough sales.
Is the Miami Beach market moving up or down this month?
September 2026: 21 house closings against 15 the month before, and 104 condominium closings against 101. Single months fall under our 30-sale floor for a reliable median here, so we report counts. One month does not set your price; the specific comparable sales do.
What sellers say
PBP Real Estate holds 85 Google reviews at an average of 5.0 out of 5. Every quote below is a verbatim excerpt from a public review on that profile, shortened only where marked.
After more than a year trying to sell my condo to no avail, here comes Gia and with her sincere persona and professionalism, she sold my condo within 3 weeks.
★★★★★ Rosa S. · Google review, February 2020
Gia and John from PBP Real Estate exceeded expectations in selling my mother's Delray Beach condo, which had previously failed to sell with another firm. Despite being in New York, I experienced excellent communication and responsiveness via phone, text, and email, making the remote process, including the closing, stress-free.
★★★★★ Robert S. · Google review, December 2024
I needed to sell my mothers home from out of state and Gia made the whole process very easy. She helped me getting the right people to get the house emptied and cleaned.
★★★★★ Roger D. · Google review, December 2024
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