Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
The median asking price in North Miami Beach is about $600,000 as of Sep 2026, down 3.2% from a year ago. The typical listing is 3% larger than a year ago, and asking price per square foot is down 8.9%. So the size of homes on the market explains much of the drop. That is the asking price on listed homes, so sold-price and home-value sites show different numbers (why).
Only on the right house. Neither side has the upper hand in North Miami Beach right now. North Miami Beach is close to its 2017–2019 normal for this time of year. The market will not hand you a discount. You have to find it in one specific listing.
Asking price per square foot in North Miami Beach is 34.7% below its May 2022 high and down 8.9% over the last year. Prices were above the year before in 49% of months since the data starts, so drops here have not always reversed quickly. 11% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.
The population in North Miami Beach's ZIP codes grew 10.4% over five years, faster than 85% of the cities we track. Households (+4.1%) grew faster than housing (-8.2%). Demand is outrunning supply. Homes for sale are 30% below 2017–2019 at this time of year.
Pending-sale counts for North Miami Beach were thinly reported until recently, so this page reads demand from how long listings stay on the market, how many sellers cut, and how much is for sale. Few sellers are dropping their price. Your discount will come from one stale listing.
North Miami Beach listings spend a median 115 days on the market. There are 1,664 homes for sale in North Miami Beach. That is 2.1 times the tightest month on record, but below the peak of 2,646. Supply is shrinking against last year.
The median asking price is 50.0% below its Apr 2022 peak. Per square foot the gap is smaller: 34.7% below the May 2022 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. North Miami Beach prices rose in just 54 of 111 months. Prices here mostly do not grow. Buy this market for rent income.
This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.
Ranked among the 52 Florida markets we track:
Across 9 full years, North Miami Beach asking prices ran lowest in December, about 0.9% below the year's average. They peaked in May. The most homes for sale show up in February, about 3% above the yearly average. Shop in February for choice, and expect the softest asking prices in December.
Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.
The median asking price in North Miami Beach is about $600,000 as of Sep 2026, down 3.2% from a year ago. The typical listing is 3% larger than a year ago, and asking price per square foot is down 8.9%. So the size of homes on the market explains much of the drop. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our North Miami Beach figures cover the 1 ZIP code with a North Miami Beach mailing address, which can reach past city limits.
Neither side has the upper hand in North Miami Beach right now. We compare North Miami Beach with 2017–2019 at this time of year: there are 30% fewer homes for sale; 11% of sellers have cut their price, against 12% then; listings spend 9% fewer days on the market.
The median asking price is 50.0% below its Apr 2022 peak. Per square foot the gap is smaller: 34.7% below the May 2022 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Assume -3.0% a year. North Miami Beach grew 0.8% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, North Miami Beach loses about 3.8% a year. That is the number to type in. Prices fell 8.9% over the last year. Use it for timing. The five-year rate is the better guide.
HUD's fiscal year 2026 fair market rent for Miami-Dade County is $2,436 a month for 2 bedrooms and $3,127 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.
North Miami Beach has one ZIP code. It links to its live market dashboard.
Closest matches on asking price, price per square foot, time on market, buyer demand, and price cuts.
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