How much does a home cost in Miami?

It depends on the area and the type of home. Low-rise condominiums in Kendall, Kings Creek and Fontainebleau are among the most attainable homes with a Miami address, single-family homes and townhomes in Westchester, Kendale Lakes and The Hammocks sit in the middle, and bayfront homes in the Upper East Side, new houses in The Roads and penthouses downtown carry the highest prices. The market table on this page shows the current median list and sold prices for single-family homes and condos, updated daily from the MLS.

Is Kendall part of the City of Miami?

No. Kendall, The Hammocks, Kendale Lakes, Westchester and Fontainebleau are unincorporated areas of Miami-Dade County, governed by the county, but their mailing addresses and MLS listings say Miami, which is why this page covers far more than the City of Miami. The difference matters to a buyer: the city and the county have different zoning codes, permit offices and property tax rates, so we confirm which one a home is in before you offer.

What should I know before buying a condo in Miami?

Read the association documents as closely as the listing. Florida's milestone inspection and reserve-funding rules apply to condominium buildings of three or more stories, so the inspection report, the reserve study and any special assessment belong in your review. Check the leasing rules too: some newer downtown towers allow short-term or hotel-program rentals, while many buildings set a minimum lease term. For a pre-construction unit, Florida law gives you 15 days after signing or receiving the required documents to cancel.

Do I need flood insurance for a home in Miami?

Often, and it is worth pricing either way. A lender requires flood insurance on a home in a FEMA special flood hazard area, and much of the land near Biscayne Bay and the Miami River is in one, while some low-lying streets, such as parts of Shorecrest, flood during king tides. We pull the flood zone and any elevation certificate for every home and get an insurance quote before you commit, because the premium can change what a home really costs each month.

Can I buy a duplex or small income property in Miami?

Yes. Little Havana, Allapattah, Little River, Flagami and Shenandoah have many duplexes, triplexes and fourplexes, most built between the 1920s and the 1960s, and new duplexes and townhomes go up on lots zoned for two units. Ask for the leases and the rent roll, confirm the legal number of units in the city or county records, check whether any building recertification is due, and compare the asking price with the live rents on the Miami rental pages.

What is my Miami home worth?

Request a free valuation and we build it from recent closed sales in your neighbourhood or building, adjusted for water frontage, flood zone, lot size and zoning, roof and window updates and condition, rather than a citywide median. For a listing decision we prepare a full comparative market analysis, and homeowners who need a fast sale can request a guaranteed cash offer.

Miami Real Estate & Homes for Sale

Every listing with a Miami mailing address in Miami-Dade County, from the downtown towers and the historic bayfront streets of the Upper East Side to Little Havana, Westchester and the lake communities of Kendall.

Miami Market at a Glance

Updated September 22, 2026 from BeachesMLS.

7,191homes & condos for sale
339new listings this week
1,411under contract
1,851waterfront listings
766luxury listings ($2,000,000+)
648sold in the last 30 days

	Single-family homes	Condos & townhomes
Active listings	2,086	4,992
Median list price	$824,997	$540,000
Median list price per sq ft	$468/sq ft	$584/sq ft
Average days on market	112 days	302 days
Sold in the last 90 days	1,202	1,155
Median sold price (90 days)	$699,000	$420,000
Sale price as % of list price	97.3%	96.2%
Months of inventory	5.2 months	13 months
Median sold price vs. a year ago	+3.6%	0%

Source: BeachesMLS via the Spark API. Active listings as of September 22, 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.

Living in Miami

The City of Miami runs along Biscayne Bay from the Upper East Side and Little River in the north through downtown to Coconut Grove in the south, and west through Little Havana and Flagami toward Miami International Airport. Miami Beach, Coral Gables, Key Biscayne, Miami Shores, North Miami, South Miami, Doral and Pinecrest are separate municipalities with their own governments. The MLS reaches further than the city: it files Kendall, The Hammocks, Kendale Lakes, Westchester, Fontainebleau and other unincorporated parts of Miami-Dade County under the mailing city Miami, so this page covers every listing with a Miami address, not only the City of Miami. Which one a home is in decides its tax rate, its zoning (the Miami 21 code in the city, the county code outside it) and its permits, and we confirm it for every home. Metrorail, Metromover, Brightline at MiamiCentral, I-95, the Dolphin and Palmetto Expressways and Florida's Turnpike tie the areas together.

Biscayne Bay, Boating and Flood Risk

Miami's water is Biscayne Bay and the Miami River rather than the open ocean. Bayfront and canal homes cluster in the Upper East Side, where Morningside, Belle Meade and Shorecrest reach the bay, and the downtown towers look east across it to Miami Beach. The Miami River is a working river of boatyards, marinas and cargo docks that winds inland from downtown toward the airport, and boats reach the Atlantic through Government Cut or Haulover Inlet, so bridge clearances on the route, water depth at low tide, dock permits and seawall condition decide what a waterfront home is worth to a boater. Much of the land near the bay and the river lies in FEMA flood zones and some low-lying streets flood during king tides, so we pull the flood zone, the elevation certificate and an insurance quote for every home before you offer. Inland, the lakes of Kendall, The Hammocks and Fontainebleau give water views without saltwater upkeep.

Condos, Towers and New Construction

Condominiums are a large part of the Miami market. Downtown and the bayfront north of it hold glass towers from the 2000s onward, among them the Miami Worldcenter buildings, with bay views, resort amenities and, in some buildings, short-term or hotel-program rentals; Kendall, The Hammocks, Kings Creek and Fontainebleau hold low-rise condominiums from the late 1960s to the 1990s at the attainable end of the market. Florida's milestone inspection and reserve-funding rules apply to condominium buildings of three or more stories, so the inspection report, the reserve study and any special assessment come before the view. Pre-construction towers sell from floor plans with staged deposits, and Florida law gives the buyer of a new developer condominium 15 days to cancel after signing or receiving the required documents. New single-family construction is mostly infill: townhomes on duplex-zoned lots in Shenandoah, Silver Bluff and The Roads, new duplexes in Little River, and rebuilt houses in the Upper East Side.

Historic Homes and Single-Family Streets

Some of Miami's oldest houses stand a few miles from downtown. Morningside and Buena Vista East are City of Miami historic districts of 1920s Mediterranean Revival and Mission-style homes where the city reviews exterior changes; Shenandoah, Silver Bluff and The Roads hold 1920s to 1950s homes on city lots, many now joined or replaced by new townhomes; and Little Havana, Allapattah, Little River and Flagami mix bungalows and concrete-block homes with duplexes. Further west and south, Westchester and the original sections of Kendale Lakes are one-story block homes from the 1950s to the early 1970s, most with no homeowners association, while The Hammocks and Calusa add planned-community homes, several around lakes. In the City of Miami the Miami 21 zoning code sets what can be built on a lot, and in the unincorporated areas the county code does, so we check it before you plan an addition or a second unit.

Neighborhoods

Along the bay north of downtown: the Upper East Side and, within it, Morningside, Belle Meade and Shorecrest, with Buena Vista and Little River to the west. The urban core: Downtown Miami and the towers of Miami Worldcenter, with Brickell and Coconut Grove covered by their own guides. West and south of downtown: Little Havana, Shenandoah, Silver Bluff and The Roads, then Allapattah, Grapeland Heights and Flagami toward the airport. In unincorporated Miami-Dade County, with a Miami mailing address: Westchester, Fontainebleau, Kendall, Kings Creek, Calusa, Kendale Lakes and The Hammocks. Because the MLS files all of them under the city Miami, we confirm whether a home is in the City of Miami or the county before you offer. Each neighbourhood page carries its live listings, recent sales and a local guide from our agents.

Selling a Home in Miami

A citywide median says little about one Miami home: a bayfront house in Belle Meade, a duplex in Little Havana, a two-bedroom condo in a downtown tower and a lake-view townhome in The Hammocks each have their own buyers and their own comparable sales. Pricing starts from the closed sales that match your home's neighbourhood or building, flood zone, lot and zoning, roof and window updates and condition. Condo buyers and their lenders ask for the milestone inspection, the reserve study and any assessment up front, so we gather those documents before the listing goes live. Start with a free valuation built on recent MLS sales, request a guaranteed cash offer for a fast, as-is sale, or ask for a full comparative market analysis before you list.

Investing in Miami

Investors buy in Miami for year-round rental demand close to downtown, the Health District, the airport and the port, and for small income properties: duplexes, triplexes and fourplexes in Little Havana, Allapattah, Little River, Flagami and Shenandoah. Confirm the legal unit count in the city or county records, because the way a building is laid out and the units it is permitted for do not always match. Downtown condos can work as short-term rentals where the building allows it, but zoning, association rules, a state licence and tourist-tax registration all apply, and many buildings set a minimum lease term instead. The Miami rental pages show live rents, and the investment property and price-reduced pages track the listings that need a buyer.

Around Miami: Parks, Water and Everyday Places

A selection of the places OpenStreetMap shows inside Miami's municipal boundary. The map is edited by volunteers and is not a complete list, so treat it as a starting point and see the area for yourself before you choose a home.

Parks and nature areas

Historic Virginia Key Beach Park
Morningside Park
Charles Hadley Park
Bayfront Park
Kennedy Park
Alice C Wainwright Park
Maurice A. Ferré Park
Robert King High Park

Beaches

Hobie Island Beach
Hobie Island Beach Park

Marinas

Sea Isle Marina
Rickenbacker Marina
Dinner Key Marina
Pelican Harbor Marina
Coral Reef Yacht Club
Grove Harbour Marina

Hospitals

Jackson Memorial Hospital
Mercy Hospital
Miami Veterans Affairs Medical Center
Douglas Gardens Hospital

Search Miami by Lifestyle & Property Type

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Selling in Miami

Home Values by Neighborhood

Recent Sales by Neighborhood

Miami Rentals

Miami Real Estate FAQ

How much does a home cost in Miami?: It depends on the area and the type of home. Low-rise condominiums in Kendall, Kings Creek and Fontainebleau are among the most attainable homes with a Miami address, single-family homes and townhomes in Westchester, Kendale Lakes and The Hammocks sit in the middle, and bayfront homes in the Upper East Side, new houses in The Roads and penthouses downtown carry the highest prices. The market table on this page shows the current median list and sold prices for single-family homes and condos, updated daily from the MLS.
Is Kendall part of the City of Miami?: No. Kendall, The Hammocks, Kendale Lakes, Westchester and Fontainebleau are unincorporated areas of Miami-Dade County, governed by the county, but their mailing addresses and MLS listings say Miami, which is why this page covers far more than the City of Miami. The difference matters to a buyer: the city and the county have different zoning codes, permit offices and property tax rates, so we confirm which one a home is in before you offer.
What should I know before buying a condo in Miami?: Read the association documents as closely as the listing. Florida's milestone inspection and reserve-funding rules apply to condominium buildings of three or more stories, so the inspection report, the reserve study and any special assessment belong in your review. Check the leasing rules too: some newer downtown towers allow short-term or hotel-program rentals, while many buildings set a minimum lease term. For a pre-construction unit, Florida law gives you 15 days after signing or receiving the required documents to cancel.
Do I need flood insurance for a home in Miami?: Often, and it is worth pricing either way. A lender requires flood insurance on a home in a FEMA special flood hazard area, and much of the land near Biscayne Bay and the Miami River is in one, while some low-lying streets, such as parts of Shorecrest, flood during king tides. We pull the flood zone and any elevation certificate for every home and get an insurance quote before you commit, because the premium can change what a home really costs each month.
Can I buy a duplex or small income property in Miami?: Yes. Little Havana, Allapattah, Little River, Flagami and Shenandoah have many duplexes, triplexes and fourplexes, most built between the 1920s and the 1960s, and new duplexes and townhomes go up on lots zoned for two units. Ask for the leases and the rent roll, confirm the legal number of units in the city or county records, check whether any building recertification is due, and compare the asking price with the live rents on the Miami rental pages.
What is my Miami home worth?: Request a free valuation and we build it from recent closed sales in your neighbourhood or building, adjusted for water frontage, flood zone, lot size and zoning, roof and window updates and condition, rather than a citywide median. For a listing decision we prepare a full comparative market analysis, and homeowners who need a fast sale can request a guaranteed cash offer.