BreakThru Realty

Sell Your Home in North Miami Beach

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

Your North 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 North 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 North Miami Beach Home Value

What you receive

  • A value range built from comparable North 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 North 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 North Miami Beach Home

Houses

A North 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.

North Miami Beach Market at a Glance

Updated October 30, 2026 from BeachesMLS.

Newest North Miami Beach Homes for Sale

The 30 newest homes, condos and townhomes on the market in North Miami Beach, straight from BeachesMLS. The 30 listings on this page run from $175,000 to $6,175,000, with a median of $799,500, about $508 per square foot, and they have been listed a median of 11 days.

  • The communities with the most listings here are The Harbour North (4), Nexo Residences (3), Eastern Shores 2nd Addn (2), Fulford by Sea (2) and Fulford by the Sea (2), 13 of the 30; the others are spread across 16 more communities.
  • By type: 14 single-family homes, 10 condos, 4 townhomes and villas and 1 multifamily property.
  • Bedrooms run from studios to 5, a median of 3; they were built between 1948 and 2026, a median of 1977, and 8 in the last ten years.
  • 7 of the 30 have a pool, and 12 are on the water.
  • They sit in 4 ZIP codes: 33160, 33162, 33179 and 33181.

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

Single-family homesCondos & townhomes
Active listings105266
Median list price$650,000$375,000
Median list price per sq ft$469/sq ft$351/sq ft
Average days on market114 days188 days
Sold in the last 90 days3071
Median sold price (90 days)$494,500$235,000
Sale price as % of list price95%95.2%
Months of inventory10.5 months11.2 months
Median sold price vs. a year ago-10.1%0%

Source: BeachesMLS. Active listings as of October 30, 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 North Miami Beach Homes Are Selling For

In the last 90 days the median single family home in North Miami Beach closed at $494,500, or $422 per square foot, and the median condo or townhome at $235,000 ($246 per square foot). Sellers achieved 95% of their asking price on the typical single family sale and 95.2% on the typical condo sale, and 26 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 North Miami Beach?

378 homes and condos are competing for buyers in North Miami Beach today, 15 of them new this week, and 44 are already under contract. Single family homes have 10.5 months of inventory and condos 11.2 months, which makes the single family side a buyer's market. Homes that closed took 125 days on average to go under contract (condos 116 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 North Miami Beach

Your North 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 North Miami Beach home is priced by its side of Biscayne Boulevard first. East of it, a waterfront house in Eastern Shores is priced by its frontage, its dock and the route to the inlet, and a condominium by its building, line, view and the state of its association, from the reserves to the milestone inspection. West of it, a house is priced by its lot, its condition, sewer or septic and whether the extra rooms are permitted. Your buyers compare the city with Aventura, Sunny Isles Beach and North Miami, so we price from closed sales that match your street or your building rather than a citywide median. Request a free valuation built on the latest North Miami Beach closings, ask for a full comparative market analysis when you are ready to list, or request a cash offer if a fast, as is sale suits you better.

How to Choose a Listing Agent in North Miami Beach

Interview more than one, and ask each the same questions. Which recent North 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 North Miami Beach

A waterfront sale in North 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 North 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 North 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 North Miami Beach Homes Are Worth Right Now

The median single family home in North Miami Beach closed at $494,500 in the last 90 days, or $422 per square foot. The median condo or townhome closed at $235,000 ($246 per square foot). Single family sellers achieved 95% 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 North Miami Beach

In North 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; on a lake, the width of the view and the exposure of the lot; 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 North Miami Beach Home Value

Enter your address on this page. A BreakThru Realty broker pulls the matching North 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 North Miami Beach Buyers Pay Extra For

North Miami Beach buyers pay first for water and then for land. In Eastern Shores the frontage, the dock, the depth and a clear route to Haulover Inlet set the value before the house does, and an oversized lot can be worth more as a site than with its house. In the condominium towers it is the floor, the view over the marina or Maule Lake and the state of the association. West of Biscayne, buyers pay extra for a remodelled house with impact glass and a newer roof, a permitted extra unit, sewer rather than septic, and a larger lot such as those in Sky Lake.

Which Parts of North Miami Beach Are Moving

What moves value in North Miami Beach is renewal on both sides of Biscayne Boulevard. In Eastern Shores, original waterfront houses keep giving way to new estates, and each new house resets what the lots around it are measured against. The older condominiums on Maule Lake and west of Biscayne are working through their milestone inspections and reserve funding, and a building that finishes the work trades differently from one that has not begun. New buildings such as Nexo Residences and the projects planned along NE 163rd Street add supply at the newer end of the market.

Before You Ask for a North Miami Beach Valuation

Before asking what a North Miami Beach home is worth, gather what a buyer will ask for. For a house: the survey, the elevation certificate, the permits for every addition, garage conversion or efficiency, the roof and wind mitigation reports, and whether the house is on sewer or septic. For a waterfront home, add the seawall inspection and the dock permit. For a condominium: the association budget, the reserve study, the milestone inspection report, the assessment history and the leasing and pet rules. With those in hand we price from the sales that truly match your home.

What a Listing Agent Does for a North 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 North Miami Beach Home

Every listing gets a written pricing analysis from matching North 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; 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 North Miami Beach Market Your Agent Has to Price Against

378 homes and condos are for sale in North Miami Beach today, 15 of them new this week, and 44 are under contract. Single family homes have 10.5 months of inventory and took 125 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 North Miami Beach Specifically

Marketing a North Miami Beach home means reaching buyers who are also looking in Aventura, Sunny Isles Beach and North Miami, and showing them what this city offers at its price. For a waterfront house, the photographs and the remarks lead with the dock, the frontage and the route to Haulover Inlet; for a condominium, with the view, the amenities and the association's documents; for a house west of Biscayne, with the lot, the updates and the permits. We prepare the permit file or the building documents with the listing, so a buyer has answers before the showing.

Pricing a Listing Street by Street in North Miami Beach

Pricing in North Miami Beach starts with the street or the building, never the citywide median, which mixes a cooperative studio with a waterfront estate. A house west of Biscayne is measured against sales on the same plat and of the same kind, original, remodelled or rebuilt, and adjusted for lot size, sewer or septic and any permitted extra unit. A waterfront house is measured against Eastern Shores sales with similar frontage and water. A condominium is measured against its own building and line, then against the buildings beside it, with the fee and the reserves part of the comparison.

Who Is Buying in North Miami Beach

Buyers in North Miami Beach are local families moving up within the city, observant families who need to walk to their synagogue, Haitian, Caribbean and Latin American households buying a first or second home, boaters who want a dock with no fixed bridges, and buyers who want to stay close to Aventura and Sunny Isles Beach at a different price. Investors buy the duplexes and older condominiums to lease. Many arrive with agents who show North Miami Beach alongside the neighboring cities, so a listing here sells through those agents as much as to the public.

Recently Sold in North Miami Beach

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

Recently sold homes in North Miami Beach

What Is Your North Miami Beach Home Worth?

Request a free valuation built on recent North 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 North Miami Beach: Frequently Asked Questions

What is my North Miami Beach home worth?
It depends on what homes like yours have closed for. The median North Miami Beach single family sale in the last 90 days was $494,500 and the median condo or townhome $235,000, 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 North Miami Beach?
Single family homes that closed in North Miami Beach in the last 90 days had been on the market 125 days on average, condos and townhomes 116 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 North 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: North Miami Beach sellers achieved 95% 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 North Miami Beach?
Yes. The median condo or townhome in North Miami Beach closed at $235,000 against $494,500 for a single family home, with 11.2 months of condo inventory versus 10.5 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 North 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 North 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 North Miami Beach?
The median North Miami Beach single family home closed at $494,500 in the last 90 days and the median condo or townhome at $235,000, 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 North Miami Beach?
The median sold price per square foot in North Miami Beach over the last 90 days is $422 for single family homes and $246 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 North 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 North Miami Beach home values going up or down?
The median single family sold price in North Miami Beach is down 10.1% on the same 90 days a year ago, and condos and townhomes are unchanged. The North 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 North 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 North Miami Beach sits, and a listing that sits sells for less.
How much commission do realtors charge in North 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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