BreakThru Realty

Sell Your Home in Miami Beach

You built this home's value. Your Miami Beach selling strategy should reflect it.

Your Miami Beach Buyer May Already Be Looking

BreakThru Realty works with hundreds of prequalified buyers searching for properties. Your home may be the one a buyer is waiting to find. Tell us about your property: we review recent Miami Beach sales, discuss your goals and see whether your home fits what our buyers are looking for.

Find Out If Your Buyer Is Already Looking · Get My Miami Beach Home Value

What you receive

  • A value range built from comparable Miami Beach sales, with the reasoning
  • Whether a buyer already working with BreakThru Realty is looking for a property like yours
  • The plan that reaches the rest of the market if no buyer on file fits
  • An estimate of your selling costs and what you would keep after closing
  • Your timing, privacy and goals, worked through before anything is listed

A licensed broker checks your property against the buyers on file and the closed sales nearest it, then calls within one business day to talk it through. No fee, nothing listed and nothing shared until you decide.

Request Your Miami Beach Buyer Match Review

Tell us the address, your name, how to reach you and when you would like to sell. A licensed broker checks your property against the buyers on file and the closed sales nearest it, then calls within one business day to talk it through. No fee, nothing listed and nothing shared until you decide. Need speed over price? Request a cash offer and we put both numbers side by side.

How We Sell Each Kind of Miami Beach Home

Houses

A Miami Beach house is priced from the closed sales on its own streets, adjusted for the lot, the condition, the roof age and the impact windows, the things a buyer's insurer prices first. We gather the permit history and the wind mitigation and four point reports before launch, so the buyer's lender and insurer find no surprises.

Waterfront homes

Water first, house second: the dock length, the depth at low tide, the bridges between your seawall and the inlet and the condition of the seawall set the price. We photograph the home from the water and the air, write the dock specifications into the remarks and reach the boaters on file, because that is how they search.

Condos

The association file sells the unit: the budget, the reserve study, the milestone inspection, any assessment and the leasing rules, assembled before the listing goes live. Pricing comes from the closings in your building and the buildings it competes with, line by line, not from a citywide median.

Luxury homes

Positioned privately before anything is announced: the buyer profile, a check against the buyers already working with us, private previews where the MLS rules allow, then photography, film and the broker network. Showings by appointment for qualified buyers only, and a weekly report to you.

Miami Beach Market at a Glance

Updated November 7, 2026 from BeachesMLS.

Newest Miami Beach Homes for Sale

The 30 newest homes, condos and townhomes on the market in Miami Beach, straight from BeachesMLS. The 30 listings on this page run from $410,000 to $25,000,000, with a median of $1,647,500, about $1,431 per square foot, and they have been listed a median of 3 days.

  • The community with the most listings here is The 1525 Residence (6), 6 of the 30; the others are spread across 24 more communities.
  • By type: 26 condos and 4 single-family homes.
  • Bedrooms run from studios to 7, a median of 2; they were built between 1932 and 2027, a median of 2003, and 10 in the last ten years.
  • 6 of the 30 have a pool, and 14 are on the water.
  • They sit in 5 ZIP codes: 33109, 33135, 33139, 33140 and 33141.

See every Miami Beach home for sale with map and filters.

Single-family homesCondos & townhomes
Active listings1761,731
Median list price$5,592,500$570,000
Median list price per sq ft$1,585/sq ft$664/sq ft
Average days on market156 days176 days
Sold in the last 90 days52313
Median sold price (90 days)$3,768,334$500,000
Sale price as % of list price91.9%94.5%
Months of inventory10.2 months16.6 months
Median sold price vs. a year ago+44.9%+7.8%

Source: BeachesMLS. Active listings as of November 7, 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 Selling For

In the last 90 days the median single family home in Miami Beach closed at $3,768,334, or $1,250 per square foot, and the median condo or townhome at $500,000 ($581 per square foot). Sellers achieved 91.9% of their asking price on the typical single family sale and 94.5% on the typical condo sale, and 107 sales closed in the last 30 days. Your home is not the median: waterfront, a pool, a renovated kitchen or a top floor view all move the number, which is what the valuation is for.

Is Now a Good Time to Sell in Miami Beach?

1,944 homes and condos are competing for buyers in Miami Beach today, 112 of them new this week, and 205 are already under contract. Single family homes have 10.2 months of inventory and condos 16.6 months, which makes the single family side a buyer's market. Homes that closed took 157 days on average to go under contract (condos 115 days). In a market with fewer than four months of supply, a correctly priced home draws multiple showings in its first two weeks; in a slower one, pricing and presentation decide whether it sells at all.

Selling a Home in Miami Beach

Your Miami Beach buyer may already be looking. BreakThru Realty works with hundreds of prequalified buyers searching for properties. Each one tells us the areas, the price range, the property type and the features they want, and we keep that on file. Before you list, a broker checks your home against those requests and prices it from recent MLS sales near it, and if no buyer on file fits, the plan reaches the rest of the market. A Miami Beach home is priced by its building, its water and its block more than by its square footage. For an apartment, the association's reserves and assessments, the floor, the line, the view and the rental rules can separate two units of the same size; for a house, water frontage, lot size, flood elevation, historic status and whether the house is original, renovated or new decide the price. Your buyers also compare Miami Beach with Surfside, Bal Harbour, Sunny Isles Beach and Brickell, so we price from the closed sales that match your home rather than a citywide median. Start with a free valuation built on recent MLS sales, ask for a full comparative market analysis before you list, or request a guaranteed cash offer if you need a fast, as-is sale.

How to Choose a Listing Agent in Miami Beach

Interview more than one, and ask each the same questions. Which recent Miami Beach sales support the price they suggest, and can you see them? How will they market your particular home, and to which buyers? Who handles showings, offers and negotiation day to day? What does the listing agreement say about term, fees and cancellation, and who reviews the contract? Then choose the agent whose pricing you can check against closed sales, not the one with the highest number or the lowest fee. Experience with your type of home matters: a waterfront estate, a condo in a building with an assessment and a starter home in a gated community are sold to different buyers in different ways.

Selling a Luxury Waterfront Home in Miami Beach

A waterfront sale in Miami Beach is priced on the water first: ocean access and fixed bridges, dock length and water depth, the age and condition of the seawall, frontage, exposure and the view, then the house. Comparable sales are fewer and further apart than on dry lots, so the valuation reads the closed waterfront sales across the city, not the street. Marketing reaches the boating and out of state buyers who pay for that water, with photography that shows the dock and the approach, and showings and buyer qualification are handled with the discretion a high value home needs; a private, off market listing is an option we explain before you choose. The guides on selling a waterfront home and selling a luxury home go into the detail.

How BreakThru Realty Sells Your Home

First, the buyers already working with us: breakThru Realty works with hundreds of prequalified buyers searching for properties. A broker checks your home against what they have asked us to find before anything is announced. Then a written pricing analysis from the Miami Beach sales that match your home, not a citywide average. Professional photography, video and floor plans, staging guidance, and a listing syndicated to every major portal and every BeachesMLS agent. Showing coordination, offer review and broker level negotiation through inspection, appraisal and closing. No upfront fees; the commission and the plan are agreed in writing before your home goes live.

Need to Sell Fast? A Guaranteed Cash Offer

Some homes deserve the open market and some sellers need certainty. Through Neighborhood Cash Buyers, BreakThru can deliver a written cash offer on your Miami Beach home within 24 hours of a walkthrough, with no repairs, no showings and a closing date you choose. We show the listing estimate and the cash offer side by side so you can see the difference in net proceeds and decide.

What Miami Beach Homes Are Worth Right Now

The median single family home in Miami Beach closed at $3,768,334 in the last 90 days, or $1,250 per square foot. The median condo or townhome closed at $500,000 ($581 per square foot). Single family sellers achieved 91.9% 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.

What a Listing Agent Does for a Miami Beach Seller

A listing agent sets the launch price from closed sales, prepares the home and the paperwork before it goes live, puts it in front of every buyer's agent through BeachesMLS and the portals, manages showings, and then negotiates: the offer, the inspection requests, an appraisal that comes in short, and the dates. Most of the money is made or lost in two places, the price the home is launched at and the negotiation after inspection, which is why both are worth asking about before you sign.

Questions to Ask Before You Sign a Listing Agreement

Which closed sales did you use for this price, and what did you adjust for? What will you do in the first fourteen days, and what happens if there is no offer by then? Who takes the photographs and video, and may I see a recent listing of yours? How do you handle showings, feedback and multiple offers? What is the commission, what does it include, how long is the agreement, and how can I end it? Have you sold in my building or community, and do you know its approval process and documents? An agent who prices from evidence answers all of them without hesitation.

How BreakThru Realty Markets a Miami Beach Home

Every listing gets a written pricing analysis from matching Miami Beach sales, professional photography, video and a floor plan, staging guidance, syndication to every major portal and every BeachesMLS agent, and its own page on this site. Beyond that the plan follows the property: for a waterfront home, aerial video of the route to the inlet and the dock specifications (length, lift capacity, depth, bridge clearance) written into the listing, because boaters search on them; for an oceanfront condo, the association documents, reserve study and milestone inspection gathered before launch, because a buyer's lender and insurer ask for them in the first week; and for a club or gated community, the membership terms and fee schedule set out plainly, so a buyer knows the full cost before the showing. You hear the feedback from every showing, and a licensed broker negotiates the contract with you.

The Miami Beach Market Your Agent Has to Price Against

1,944 homes and condos are for sale in Miami Beach today, 112 of them new this week, and 205 are under contract. Single family homes have 10.2 months of inventory and took 157 days on average to go under contract. A listing agent's price has to win against that competition in its first two weeks, when a new listing gets most of its attention; a price that needs a reduction later usually nets less than the right price would have on day one.

Commission, in Plain Terms

Commission is not set by law or by any board; it is negotiable and agreed in writing in the listing agreement before anything else happens. There are no upfront fees with BreakThru Realty: photography, video, marketing and showings are included, and the commission is paid from the proceeds at closing. Whether you offer anything toward a buyer's broker is your decision, made with your agent as part of the pricing strategy, and we show you the net proceeds under each choice before you decide.

Marketing a Home in Miami Beach Specifically

A Miami Beach listing is marketed to a buyer who is comparing districts and buildings, not streets. The remarks should say plainly which district the home sits in, what the association covers, whether short-term leasing is possible under both the zoning and the building, and what the structural inspection status is, because sophisticated buyers ask before touring. Apartments go to the brokers who work a given line and to building-specific buyer lists. Houses on the bay are photographed from the water and shown by boat when a buyer is comparing several islands. The calendar matters: international and seasonal buyers are on the island from January into April, so a Miami Beach listing launched in the autumn meets the widest audience while they are here.

Pricing a Listing Street by Street in Miami Beach

Comparables in Miami Beach are narrow by design. An apartment prices against its own building and, within it, its line, floor, exposure and whether the unit has been renovated; a tower with funded reserves is not comparable to an identical-looking one facing an assessment, and a co-op is not comparable to a condominium. A house prices against the same island or the same stretch of North Bay Road, with frontage, dock and flood elevation matched, not against a dry lot in Nautilus. Buyers also cross-shop Surfside, Bal Harbour, Sunny Isles Beach and Brickell, which caps what the market will pay here. Where a new build sets a high on its block, a Miami Beach pricing analysis has to name the sales an appraiser can reach.

Who Is Buying in Miami Beach

Miami Beach buyers arrive from further away than most South Florida markets. International purchasers and second-home owners take the oceanfront and full-service buildings, often in cash, and they concentrate in the winter months. Relocating executives and families take houses in Nautilus, Lakeview, La Gorce, Bayshore and Normandy Shores, and they buy in spring around the school year. Boat owners search the Venetian Islands, North Bay Road, Biscayne Point and the gated islands on dockage and bridge clearance first. Staff at Mount Sinai Medical Center and people who commute over the causeways buy in North Beach and on Normandy Isle. The first questions a Miami Beach buyer asks now are the assessment history, the flood elevation and whether the building allows leasing.

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.

Selling in Miami Beach: Frequently Asked Questions

What is my Miami Beach home worth?
It depends on what homes like yours have closed for. The median Miami Beach single family sale in the last 90 days was $3,768,334 and the median condo or townhome $500,000, but your value comes from the closed sales that match your street, size, condition and features. Request the free valuation on this page and a broker builds it from those sales, with a full comparative market analysis if you are thinking of listing.
How long does it take to sell a home in Miami Beach?
Single family homes that closed in Miami Beach in the last 90 days had been on the market 157 days on average, condos and townhomes 115 days. Well priced homes go under contract in the first few weeks; from contract to closing, financed buyers usually need 30 to 45 days and cash buyers can close in two. Condos add association approval, which we start on day one.
What does it cost to sell a home in Miami Beach?
The commission is agreed in writing before the listing goes live and there are no upfront fees; photography, video, marketing and showings are included. At closing, Florida charges a documentary stamp tax on the deed, customarily paid by the seller, along with title and settlement fees and any association estoppel fee for a condo or HOA. We prepare a net proceeds estimate so you know what you will take home before you decide.
Should I list my home or take a cash offer?
List it if you can give the sale a few weeks and want full market value: Miami Beach sellers achieved 91.9% of asking on the typical single family sale in the last 90 days. Take the cash offer if you need a certain closing date, cannot make repairs or do not want showings. We put both numbers side by side, and you can keep the cash offer as a backup while the home is listed.
Do condos sell differently from houses in Miami Beach?
Yes. The median condo or townhome in Miami Beach closed at $500,000 against $3,768,334 for a single family home, with 16.6 months of condo inventory versus 10.2 for houses, and condo buyers weigh the association fee, the reserve study, the milestone inspection and the rental rules as much as the unit. We assemble those documents before the listing goes live so the buyer's questions are answered on day one.
Do you already have a buyer looking for a property like mine in Miami Beach?
BreakThru Realty works with hundreds of prequalified buyers searching for properties. Each one tells us the areas, the price range, the property type and the features they want, and we keep that on file. Whether one of them fits your home is something a licensed broker checks for your property specifically, before the call. Your home may be the one a buyer is waiting to find; we confirm it before we call it a match, and a potential match is a conversation, not an offer.
How will you reach the right buyers?
First, the buyers already working with us whose requirements your home fits. Then the rest of the market: professional photography, video and floor plans, the MLS and every portal it feeds, cooperating brokers across South Florida, and direct outreach to the buyers most likely to pay for what you own. You receive the plan in writing and a report of inquiries, showings and feedback while the home is listed.
Do I have to list with BreakThru Realty after requesting a review?
No. The review is yours to keep, nothing is listed and nobody is told you asked. If you decide to sell, you choose who represents you and when.
How do you market waterfront, luxury and condo properties differently in Miami Beach?
A waterfront home is priced on the water first: the dock, the depth, the bridges on the way to the inlet and the seawall, and it is photographed from the water and the air for the boaters who search on those details. A luxury home is positioned privately before it is announced, with the buyer profile, the private previews and the broker network set out in writing. A condo sale starts with the association file, the budget, the reserve study, the milestone inspection and the leasing rules, assembled before the listing goes live so a buyer's questions are answered on day one.
How much is my house worth in Miami Beach?
The median Miami Beach single family home closed at $3,768,334 in the last 90 days and the median condo or townhome at $500,000, 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 $1,250 for single family homes and $581 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 44.9% on the same 90 days a year ago, and condos and townhomes are up 7.8%. 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.
How do I choose a listing agent in Miami Beach?
Ask each agent for the closed sales behind their suggested price and what they adjusted for, their plan for the first fourteen days, who produces the photography and video, how they handle multiple offers, and how you can end the agreement. Choose the one who prices from evidence rather than the one who names the highest number; an overpriced listing in Miami Beach sits, and a listing that sits sells for less.
How much commission do realtors charge in Miami Beach?
Commission is negotiable and is not set by law or by any board. It is agreed in writing in the listing agreement before the home goes live, and with BreakThru Realty there are no upfront fees: it is paid from the proceeds at closing. We show you an estimate of your net proceeds alongside it, so you are comparing what you keep, not just a rate.
What should I do before I list?
Find out the roof's age, close any open permits, gather the survey, the elevation certificate and the wind mitigation report if you have them, and for a condominium request the association's documents, budget and inspection reports. Those are what a South Florida buyer's insurer and lender ask for, and having them ready keeps a contract from falling apart in its first two weeks.
Can I cancel a listing agreement?
Ask before you sign. A listing agreement runs for a fixed period and sets out how it can be ended. We explain the term and the cancellation provision in plain words before you sign ours, and we would rather release a seller who is unhappy than hold them to a date.

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