BreakThru Realty

Miami Beach Home Values: What Is My Home Worth?

What Miami Beach homes are selling for right now, what moves one home's value above another's, and a free written valuation of your address.

Reviewed by Tyson E. Sam, Founder and Broker of Record, BreakThru Realty, Florida License 3565210

What a home in Miami Beach is worth today comes from what buyers have just paid for homes like it, not from a list price or an automated guess. This page shows the live sold prices and price per square foot from BeachesMLS, what pushes a Miami Beach home above or below them, and how to get a written value for your own address.

Miami Beach Market at a Glance

Updated September 23, 2026 from BeachesMLS.

  • 1,844homes & condos for sale
  • 91new listings this week
  • 243under contract
  • 1,044waterfront listings
  • 180luxury listings ($5,000,000+)
  • 119sold in the last 30 days
Single-family homesCondos & townhomes
Active listings1551,654
Median list price$5,625,000$559,000
Median list price per sq ft$1,621/sq ft$665/sq ft
Average days on market179 days179 days
Sold in the last 90 days49354
Median sold price (90 days)$3,300,000$495,000
Sale price as % of list price91.7%94.5%
Months of inventory9.5 months14 months
Median sold price vs. a year ago+26.3%+10%

Source: BeachesMLS via the Spark API. Active listings as of September 23, 2026; sold figures cover closings in the last 90 days, compared with the same 90 days one year earlier. Not an appraisal. How these figures are calculated.

What Miami Beach Homes Are Worth Right Now

The median single-family home in Miami Beach closed at $3,300,000 in the last 90 days, or $1,150 per square foot. The median condo or townhome closed at $495,000 ($552 per square foot). Single-family sellers achieved 91.7% of their asking price. Those are medians of everything that sold. They tell you where the market is, not what your home is worth: half of all sales closed above them and half below, for reasons a valuation has to account for one by one.

What Moves a Home's Value in Miami Beach

In Miami Beach the biggest differences come from the property's setting: on the water, the dock and lift, the depth at low tide, the width of the canal and whether a fixed bridge stands between the dock and the inlet, which can move two otherwise identical homes a long way apart; in an oceanfront building, the floor, the line and the view, together with the association's reserves, its milestone inspection and any special assessment; in a club community, whether membership is mandatory, what it costs to join and what the dues are; and behind a gate, what the association fee covers and how well the association is funded. Everywhere in South Florida, a buyer's insurer prices the roof's age, the windows and doors (impact-rated or not) and the wind mitigation report, and a buyer's lender looks at the flood zone and the elevation certificate, so two homes of the same size can carry very different monthly costs and sell for different prices. Open or expired permits, unpermitted additions and the condition of the kitchen, the baths and the air conditioning do the rest.

An Online Estimate Versus a Broker's Valuation

An automated estimate reads public records and recent sales by distance and size. It cannot see a renovation, a view, a seawall, a roof replaced last year or a special assessment about to be levied, and in a city where neighboring streets sell for very different prices it is often wrong by more than the cost of a mistake in pricing. A broker's valuation starts from the closed sales that truly match your home, adjusts each one for what is different, and checks the result against the homes you would compete with today.

How to Get Your Miami Beach Home Value

Enter your address on this page. A BreakThru Realty broker pulls the matching Miami Beach closings from BeachesMLS, adjusts them for your home, and calls you within one business day with a written value range and the sales behind it. It is free and carries no obligation. If you are thinking of listing, we extend it into a full comparative market analysis and an estimate of your net proceeds; if you need speed instead, we can put a guaranteed cash offer beside it so you can compare the two numbers.

What Miami Beach Buyers Pay Extra For

Value in Miami Beach is set by the building or the block, then adjusted for everything structural. In an apartment, the floor, the line, the view, the association's reserve funding, the milestone inspection status, the county recertification and the leasing rules move the number more than the finishes. In a house, it is the water frontage and which water it is, the lot width, the flood elevation against the street, whether the home is original, renovated or newly built, and whether historic designation or preservation review governs the exterior. Across the whole island, insurance drives the monthly cost, and the federal substantial-improvement rule caps what a buyer can renovate without elevating the house, which is why a low original Miami Beach home prices below a rebuilt neighbor.

Which Parts of Miami Beach Are Moving

What is moving in Miami Beach is the newest construction and the oldest buildings, in opposite directions. New towers along Collins Avenue and boutique buildings in South Beach and North Beach have reset what a current-code residence is worth, while older buildings are being repriced around structural inspection reports, reserve funding and assessments. On the bay, rebuilt houses on North Bay Road, the Venetian Islands and the gated islands keep raising land value under the originals beside them. North Beach and Normandy Isle remain where the attainable buildings are, and rising interest there follows the Beachwalk and new development around 71st Street. Scarce in Miami Beach: a bay lot with permitted dockage, and a house on the sand, which effectively means Altos del Mar.

Before You Ask for a Miami Beach Valuation

Assemble the structural and regulatory file before you ask what your Miami Beach home is worth. An apartment owner should have the association budget, the reserve study, the milestone inspection and county recertification status, any assessment history and the leasing rules, plus a co-op board's approval requirements where that applies. A house owner should have the survey, the elevation certificate, the flood zone, roof age, window ratings, wind mitigation and four-point reports, and the permits for the pool, the dock, the seawall and any addition. In a historic district, bring the preservation approvals already granted, because a buyer prices the renovation they are allowed to do. If the home has leased seasonally, bring the lease history rather than a Miami Beach rental estimate.

Recently Sold in Miami Beach

The newest closings in Miami Beach, with the sale price, closing date and days on market for each.

Recently sold homes in Miami Beach

What Is Your Miami Beach Home Worth?

Request a free valuation built on recent Miami Beach sales, or a full comparative market analysis before you list. No fee, no obligation, and a licensed broker answers within one business day.

Home Values: Frequently Asked Questions

How much is my house worth in Miami Beach?
The median Miami Beach single-family home closed at $3,300,000 in the last 90 days and the median condo or townhome at $495,000, but your home is not the median. Its value comes from the closed sales that match its street, size, condition and features. Enter your address on this page and a broker sends you a written range with the sales behind it, free.
What is the average price per square foot in Miami Beach?
The median sold price per square foot in Miami Beach over the last 90 days is $1,150 for single-family homes and $552 for condos and townhomes. It falls as homes get larger and rises with water, view and renovation, so it is a way to compare similar homes rather than a way to price one.
How accurate are online home value estimates?
They are a starting point. An automated estimate cannot see a renovation, a view, a seawall, a new roof or a pending assessment, and in Miami Beach those are most of the difference between two homes of the same size. A broker's valuation uses the same closed sales a buyer's appraiser will use and adjusts each for what is different.
Are Miami Beach home values going up or down?
The median single-family sold price in Miami Beach is up 26.3% on the same 90 days a year ago, and condos and townhomes are up 10%. The Miami Beach housing market report linked on this page shows twelve months of closings month by month.
Does a home valuation cost anything?
No. The valuation is free and carries no obligation to list. It is a broker's opinion of value built from recent closed sales, not an appraisal; a lender will order its own appraisal when a buyer finances the purchase.

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