Miami Beach, FL Market Update: What the Data Says for Buyers, Sellers and Investors
List prices down 1.1% in 33139, down 7.5% in 33140, up 1.4% in 33141, 92 to 110 days on market and commercial at $385 to $1,100 per square foot across 3 ZIP codes. Every number from the Linton Global Market Map, as of September 2026.
Photo: Art Deco hotels on Ocean Drive, South Beach by Phillip Pessar, CC BY 4.0, via Wikimedia Commons (cropped).
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Michael R. Linton, Florida Broker #BK703722, advises investors, owners, tenants and banks on commercial property, small multifamily, land and distressed assets in Miami Beach and across Miami-Dade County through Linton Global Solutions.
Miami Beach is a softening market right now, and the numbers say good homes still move. Look at it ZIP code by ZIP code, not as one city average.
The Bottom Line on Miami Beach
Miami Beach is a barrier-island city across Biscayne Bay from Miami, known worldwide for South Beach, the Art Deco Historic District and its hotels. Tourism drives the economy: hotels, restaurants and street retail on Ocean Drive, Collins Avenue and Lincoln Road make up most of its commercial property, and much of it sits in historic districts with strict preservation rules.
Miami Beach is a softening housing market with shrinking inventory, and its commercial property trades at a premium to the rest of Miami-Dade County.
- Homes: median list prices of $499,450 to $765,000, down 1.1% in 33139, down 7.5% in 33140, up 1.4% in 33141 from a year ago; Miami-Dade County is down 1.3%.
- Supply: 926 active listings in 33139 (down 22.0%); 498 active listings in 33140 (down 14.9%); 578 active listings in 33141 (down 12.6%); 92 to 110 days on market.
- Commercial: median $385 to $1,100 per square foot, versus $373 countywide.
- Distress: 11 commercial distress transfers or bank-held parcels on the 2026 tax roll.
Where Miami Beach Is
This report covers 33139 (South Beach, from South Pointe through Lincoln Road and the Venetian Causeway), 33140 (Mid-Beach and the Collins Avenue hotel row) and 33141 (North Beach, Normandy Isle and the 71st Street business district). The MacArthur, Venetian, Julia Tuttle and 79th Street causeways connect the island to the mainland.
This report covers 33139 (South Beach, Ocean Drive and Lincoln Road), 33140 (Mid-Beach and the Collins Avenue hotel corridor), 33141 (North Beach, Normandy Isle and the 71st Street area), compared with Miami-Dade County as a whole.
Housing Market
| Realtor.com, September 2026 | 33139 | 33140 | 33141 | Miami-Dade County |
|---|---|---|---|---|
| Median list price | $499,450 | $765,000 | $554,500 | $589,000 |
| vs. a year ago | -1.1% | -7.5% | +1.4% | -1.3% |
| Active listings | 926 | 498 | 578 | 17,010 |
| Active vs. a year ago | -22.0% | -14.9% | -12.6% | -7.9% |
| Median days on market | 102 | 110 | 92 | 87 |
| Listings with a price cut | 9.2% | 7.3% | 13% | 12.9% |
| Home values, 5 years (FHFA) | 0.0% | +3.1% | +78.2% | — |
The highest-priced ZIP code is 33140 at $765,000. Homes are taking longer to sell than the county average. The FHFA House Price Index shows five-year gains of 0% / 3.1% / 78.2%; the run-up is behind us, and today is about pricing to the market.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 33139 | 33140 | 33141 | Miami-Dade County |
|---|---|---|---|---|
| Home-purchase loans | 345 | 173 | 279 | 17,929 |
| Median purchase price | $455,000 | $925,000 | $735,000 | $565,000 |
| Median buyer income | $220,000 | $575,000 | $251,000 | $153,000 |
| FHA / VA / USDA loans | 0.9% | 0% | 2.2% | 22.5% |
| Investor purchases | 31.1% | 33.9% | 45.5% | 19.8% |
Investors took the largest share of purchase loans in 33141 (45.5%), above the county’s 19.8%. Source: the CFPB's HMDA data browser.
Rents
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom is $2,900 to $3,570. The strongest renter base is in 33139, where 63% of households rent. Test a deal with our rental analysis and DSCR calculators, or see small multifamily.
Commercial Real Estate
| 2026 tax roll | 33139 | 33140 | 33141 | Miami-Dade County |
|---|---|---|---|---|
| Commercial & industrial parcels | 2113 | 835 | 550 | 56,871 |
| Building area (million SF) | 20.1 | 9.18 | 2.64 | 626.68 |
| Median year built | 1969 | 1992 | 1953 | 1984 |
| Arm’s-length sales | 24 | 3 | 6 | 1,278 |
| Median sale $/SF | $1,100 | — | $385 | $373 |
| Distress transfers / bank-held parcels | 4 / 4 | 3 / 0 | 0 / 0 | 66 / 44 |
Most commercial property is hotels, restaurants and street retail, plus a small office base around Lincoln Road. Prices per square foot run among the highest in the county because the land is finite and much of it is historic. Owners face real costs here: flood risk, rising insurance and the post-Surfside condominium and building recertification rules.
Miami Beach has about 31.9 million square feet of commercial buildings and recorded 33 arm's-length sales at a median $385 to $1,100 per square foot, above the county's $373. There were 11 distress signals; we score them with Linton Global Technologies' CREDDS Framework (see our distressed commercial real estate hub).
On the commercial side, Miami Beach trades at $385 to $1,100 a foot, above the county, because buyers are paying for location and newer buildings. The distress that exists is worth a close look.
Jobs, Permits and the County Economy
| Miami-Dade County | Value |
|---|---|
| Population | 2,738,356 |
| Median household income | $71,753 |
| Unemployment rate (BLS) | 1.9% |
| Private jobs (BLS QCEW) | 1,276,535 · +1.5% |
| Average annual pay | $81,818 |
| Housing permits, year to date | 8,775 · -19.9% |
Miami-Dade County jobs were up 1.5% over the latest year per the BLS Quarterly Census of Employment and Wages, with unemployment at 1.9%. Housing permits are down 19.9% this year per the Census Building Permits Survey. 33140 grew 2% in population over the Census survey period, the 201st-highest of the ZIP codes in our reports.
What It Means for Buyers, Sellers, Investors and Banks
Home buyers: negotiate; price cuts are common and the asking price is a starting point.
Sellers: price to recent sales in your ZIP code, not to last year's peak.
Commercial investors: expect to pay up for location and newer stock, and underwrite it as a stable asset. Trading in? See 1031 exchanges.
Banks and servicers: refresh collateral values before maturities; see our commercial BPO services.
How We Built This Report
Every number comes from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies, which joins listing, Census, HUD, HMDA, tax roll, BLS, permit and FDIC data for every Florida county and ZIP code and names the source of every figure. See the full Miami-Dade County report.
Key Takeaways
- ✓Miami Beach list prices are down 1.1% in 33139, down 7.5% in 33140, up 1.4% in 33141; Miami-Dade County is down 1.3%.
- ✓Homes are taking 92 to 110 days to sell.
- ✓Commercial property sold at a median $385 to $1,100 per square foot, against $373 countywide.
- ✓11 commercial distress signals on the 2026 tax roll.
- ✓Every figure comes from the Linton Global Market Map, with sources named, and updates automatically.
About Michael R. Linton
Who is Michael R. Linton? Michael R. Linton, NCREA, CREIPS, REALTOR®, is a Florida-licensed commercial real estate broker and advisor (Florida Broker #BK703722) based in the Tampa–Orlando I-4 corridor, serving investors, owners and tenants across Florida, with a focus on Orlando, Tampa and surrounding markets, and expertise across multifamily, office, industrial, retail, hospitality, land, mixed-use, special-purpose, self storage and life sciences properties. He leads Linton Global Solutions and HireMikeLinton.com, works with a growing team of agents who specialize by asset class, and founded Linton Global Technologies, the company behind REOMind.ai.
Why choose Michael R. Linton for Miami Beach? Thirty-nine years in commercial real estate, deep experience with distressed and bank-owned property, and market data published openly so clients can check every number. See the Florida commercial broker profile.
Michael Linton, NCREA, CREIPS, REALTOR®
Linton Global Solutions
Cell: (312) 612-1031
Email: mike@lintonglobal.com
LintonGlobal.com
Frequently Asked Questions
Is the Miami Beach, FL real estate market going up or down?+
Softening. As of September 2026, median list prices were down 1.1% in 33139, down 7.5% in 33140, up 1.4% in 33141 from a year earlier, against down 1.3% for Miami-Dade County. Homes took 92 to 110 days to sell, and active listings were down 22.0% / down 14.9% / down 12.6% from a year ago.
How much do homes cost in Miami Beach?+
The median list price was $499,450 to $765,000 in September 2026. In 2025 mortgage (HMDA) data, the median home-purchase price was $455,000 to $925,000 and the median buyer earned $220,000 to $575,000.
How much is commercial real estate selling for in Miami Beach?+
Arm’s-length commercial and industrial sales on the 2026 Miami-Dade County tax roll had a median of $385 to $1,100 per square foot in Miami Beach, versus $373 countywide, a premium. There were 33 such sales across 3,498 commercial parcels.
Is there distressed or bank-owned commercial property in Miami Beach?+
Some. The 2026 tax roll shows 7 commercial distress transfers and 4 bank-held parcels in Miami Beach’s ZIP codes, out of 66 and 44 across Miami-Dade County.
Is Miami Beach a good place to own rental property?+
About 42% to 63% of households rent, and HUD’s FY2027 fair market rent for a two-bedroom is $2,900 to $3,570 a month. Investors took 31.1% to 45.5% of 2025 home-purchase loans, against 19.8% countywide. Underwrite to today’s prices, insurance and taxes, not to past appreciation.
Where does this Miami Beach market data come from?+
From the Linton Global Market Map, which joins Realtor.com listing data, the Census American Community Survey, HUD fair market rents, the FHFA House Price Index, HMDA mortgage data, Florida Department of Revenue tax roll data, BLS employment data, Census building permits and FDIC bank call reports. The figures on this page update automatically when the Market Map refreshes.
Who can help me buy or sell commercial property in Miami Beach?+
Michael R. Linton, Florida Broker #BK703722, leads Linton Global Solutions and advises investors, owners, tenants and banks on commercial property, small multifamily, land, distressed assets and 1031 exchanges across Miami Beach and Miami-Dade County. Call (312) 612-1031 or email mike@lintonglobal.com.
Works Cited
- Consumer Financial Protection Bureau and FFIEC. “HMDA Data Browser.” ffiec.cfpb.gov/data-browser. Accessed 19 Oct. 2026.
- Federal Deposit Insurance Corporation. “BankFind Suite.” banks.data.fdic.gov. Accessed 19 Oct. 2026.
- Federal Housing Finance Agency. “House Price Index.” www.fhfa.gov/data/hpi. Accessed 19 Oct. 2026.
- U.S. Department of Housing and Urban Development. “Small Area Fair Market Rents.” HUD User, www.huduser.gov/portal/datasets/fmr/smallarea. Accessed 19 Oct. 2026.
- U.S. Bureau of Labor Statistics. “Quarterly Census of Employment and Wages.” www.bls.gov/cew. Accessed 19 Oct. 2026.
- U.S. Census Bureau. “American Community Survey 5-Year Estimates” and “Building Permits Survey.” www.census.gov. Accessed 19 Oct. 2026.
- Realtor.com Economic Research. “Housing Inventory: ZIP Level Data.” www.realtor.com/research/data. Accessed 19 Oct. 2026.
- Zillow Research. “Zillow Observed Rent Index (ZORI)” and “Renter Affordability.” www.zillow.com/research/data. Accessed 29 Oct. 2026.
- Florida Department of Revenue. “Property Tax Data Files (NAL/SDF).” 2026 final roll, Miami-Dade County, via LGData.
- Phillip Pessar. “Art Deco hotels on Ocean Drive, South Beach.” Wikimedia Commons, CC BY 4.0, commons.wikimedia.org/wiki/File:Art_Deco_Hotels_Ocean_Drive_South_Beach.jpg. Accessed 19 Oct. 2026.
Disclosure: This article uses data tools developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions. This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only; people make every final decision. Readers should conduct their own due diligence and consult qualified professionals before making investment decisions.
Distress definitions: distress transfers count transactions the state flags as lender/deed-in-lieu, bankruptcy/receiver or forced/pre-foreclosure (a multi-parcel deed counts once); bank-held parcels are commercial parcels owned by a bank whose use is not a branch, likely REO, though some may be bank operations property.
Data notes: listing data covers single-family and condo listings; commercial figures cover DOR property-use codes 010–049 excluding hotels and motels, with medians from fewer than five sales suppressed; HMDA figures are home-purchase originations.