Miami Beach, FL 33139 Real Estate Market Report

ZIP Code: 33139
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

As of February 2026, the Miami Beach, FL (ZIP: 33139) market is characterized by a median sold price of $6,551,000, reflecting a significant shift in market dynamics. This represents a year-over-year trend that has been noted as down, indicating a cooling in buyer activity and potential pricing adjustments. The median days on market has extended to 235 days, suggesting a slower sales velocity and a market that may be favoring buyers due to prolonged listing times and elevated inventory levels.

The current median listing price stands at $13,950,000, which indicates a substantial gap between asking and sold prices, potentially reflecting seller expectations that are not aligning with buyer sentiment. This discrepancy, combined with the neutral market temperature, suggests a transitional phase where buyers may have increased leverage, particularly in the condominium sector. Overall, the market appears to be adjusting to a more balanced state, though the elevated inventory relative to sales activity indicates a need for sellers to recalibrate their pricing strategies to attract buyers effectively.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Miami Beach, FL, around 5.99% are slightly lower than the recent 2026 national average of 6.17%, presenting a minor cost opportunity for refinancing property owners.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $6,551,000 indicates a down trend in property values, suggesting a need for potential sellers to reassess pricing strategies.

2. With 235 days on market, the current sales velocity is notably slower, indicating weak buyer demand and prolonged listing periods.

3. The median listing price of $13,950,000 shows a significant gap compared to the sold price, reflecting pricing friction in the market.

4. The market temperature is currently neutral, suggesting a balanced environment where neither buyers nor sellers hold a distinct advantage.

5. Elevated inventory levels relative to sales activity may indicate excess supply, which could pressure sellers to adjust their expectations.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.