Miami vs. Miami Beach: Home Prices, Rents and Market Pace
The Short Answer
Single-family homes sold for a median of $415 per square foot in Miami and $1,129 in Miami Beach over the previous 90 days, about 172% higher in Miami Beach. Condos sold for $360 per square foot in Miami and $552 in Miami Beach, about 53% higher in Miami Beach. The median asking rent was $3,100 a month in Miami and $3,500 in Miami Beach. Homes took an average of 96 days to sell in Miami and 110 in Miami Beach.
Figures as of September 22, 2026, calculated from BeachesMLS listing and sales data.
Miami and Miami Beach Side by Side
| Miami | Miami Beach | |
|---|---|---|
| Single-family sale price per sq ft (90 days) | $415 | $1,129 |
| Condo sale price per sq ft (90 days) | $360 | $552 |
| Median asking rent, all homes | $3,100 | $3,500 |
| Median asking rent, houses | $3,200 | $8,000 |
| Median asking rent, condos | $3,000 | $3,500 |
| Median leased rent (90 days) | $2,700 | $2,700 |
| Single-family rent per sq ft | $2.35 | $4.86 |
| Condo rent per sq ft | $3.70 | $4.48 |
| Average days to sell | 96 days | 110 days |
| Average days to lease | 145 days | 219 days |
| Months of inventory | 13 months | 14 months |
| Closed sales (90 days) | 2,357 | 402 |
| Homes for rent now | 6,277 | 1,832 |
| Luxury price threshold on this site | $2 million | $5 million |
Source: BeachesMLS. Medians, not averages. Not an appraisal.
Buying: Price per Square Foot
Over the previous 90 days, single-family homes closed at a median of $415 per square foot in Miami and $1,129 in Miami Beach, about 172% higher in Miami Beach. Condos closed at $360 and $552, about 53% higher in Miami Beach. Price per square foot compares the two cities on equal terms, but it is a citywide median: waterfront, new construction and older inland homes sit far apart within each city, and each city's own pages break that down.
Renting: Asking and Leased Rents
The median asking rent across all homes for rent was $3,100 a month in Miami and $3,500 in Miami Beach. Houses were asking $3,200 and $8,000; condos $3,000 and $3,500. Leases that actually closed in the previous 90 days had a median of $2,700 in Miami and $2,700 in Miami Beach. Asking and leased medians describe different sets of homes, so the gap between them is not a discount.
How Fast Each Market Moves
Homes that sold took an average of 96 days in Miami and 110 days in Miami Beach; rentals took 145 and 219 days to lease. Miami had 13 months of inventory, which reads as a buyer's market; Miami Beach had 14 months of inventory, which reads as a buyer's market. The rule this site uses: under four months of inventory favours sellers, over six favours buyers.
For Investors
Single-family rentals were asking $2.35 per square foot a month in Miami and $4.86 in Miami Beach; condos $3.70 and $4.48. No yield is calculated from these figures, because the homes that sell and the homes that rent in a city are often different stock, and insurance, taxes at the purchase price and association rules decide an individual property's return. Nothing here is a projection or a promise of results.
How These Figures Are Calculated
Sale figures are medians of closings in the previous 90 days and rent figures are medians of active residential leases, with seasonal, weekly and one-time quotes excluded. Every city is measured at the same moment so the two columns can be compared. Miami had more closings than one request returns, so its sale figures are computed on a sample. The luxury threshold is the price this site uses for each city's luxury pages, set from that city's own prices. These are market statistics, not an appraisal of any home.
Miami vs. Miami Beach: Questions
- Is Miami or Miami Beach more expensive?
- Single-family homes sold for a median of $415 per square foot in Miami and $1,129 in Miami Beach over the previous 90 days, about 172% higher in Miami Beach. Condos sold for $360 per square foot in Miami and $552 in Miami Beach, about 53% higher in Miami Beach. The median asking rent was $3,100 a month in Miami and $3,500 in Miami Beach. Homes took an average of 96 days to sell in Miami and 110 in Miami Beach.
- Is it cheaper to buy a house in Miami or Miami Beach?
- Per square foot, Miami was cheaper: single-family homes closed at a median of $415 per square foot in Miami and $1,129 in Miami Beach over the previous 90 days. The neighbourhood matters more than the city, so compare the specific areas you are considering.
- Are rents higher in Miami or Miami Beach?
- The median asking rent was higher in Miami Beach: $3,100 a month in Miami against $3,500 in Miami Beach, across all homes for rent.
- Do homes sell faster in Miami or Miami Beach?
- In Miami. Homes that sold in the previous 90 days took an average of 96 days in Miami and 110 days in Miami Beach.