Miami, FL 33186 Real Estate Market Report

ZIP Code: 33186
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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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

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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.

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Key Findings

1. $584,000 is the representative recent market value based on median sold price, indicating modest appreciation consistent with a up price year-over-year trend and supporting a view that realized transaction values are higher than asking expectations in some cases.

2. $643,450 median listing price versus the median sold price highlights a pricing gap that may reflect seller optimism; this spread, combined with a median days on market of 240, suggests moderate pricing friction and slower sales velocity rather than rapid turnover.

3. The market shows a neutral market temperature overall, with liquidity characterized by balanced conditions—elevated inventory relative to sales activity appears to be lengthening time-to-contract even as demand fundamentals keep median sold prices near current levels.

4. Rents and price fundamentals both show upward pressure—median market rent is 2,800 and the rent year-over-year trend is up—however, elevated interest rate pressure (elevated) may constrain buyer affordability and temper near-term price momentum.

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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.

Miami, FL 33186 Real Estate Market Report

ZIP Code: 33186
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.

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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.

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Key Findings

1. median sold price: $477,000 — Recent transactions center the neighborhood's market value around this figure; given the gap versus the median listing price: $534,995, sellers should expect a period of negotiation and may need to price more competitively to convert listings into comparable closed sales, especially where pricing friction appears.

2. median days on market: 332 — Extended selling times point to slower sales velocity and suggest that sellers allow more time for offers; buyers may find greater leverage on contingencies and timing, while brokers should emphasize staged marketing and financing-ready buyers to shorten time-to-contract. elevated interest rate pressure is an additional headwind affecting buyer affordability.

3. median price per square foot: $319 — Per-square-foot pricing offers a consistent benchmark across existing SFR and condo transactions; investors and appraisers should use this as the primary comparability metric when evaluating repositioning or price adjustments in current listings. up rent year-over-year trend supports holding or selective buy-and-hold strategies for stabilized assets.

4. median market rent: $2,350 — Rent growth is trending upward while overall market temperature is neutral, indicating a balanced market where pricing discipline matters; inventory conditions show elevated supply relative to sales activity, which may extend listing durations and favor buyers seeking concessions.

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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.