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As of October 18, 2026 · North Miami Beach MLS City sample · Miami-Dade County comparison

North Miami Beach price cuts: 42.2% of active houses are recorded below original asking; condos 45.2%

As of October 18, 2026, 43 of 102 active single-family homes in North Miami Beach (42.2%) and 118 of 261 condominiums (45.2%) have a recorded asking price below the original list price.

Conditions todayHouses: Lower below-original share than peers (42.2% recorded below original versus 46.3% median across 27 peer cities; 78.9% of 19 under contract not recorded below original)Condominiums: Between the comparison thresholds (45.2% recorded below original versus 45.5% median across 25 peer cities; 58.3% of 24 under contract not recorded below original)Houses current asking-price bands: highest below-original share 44.6% in $500K to $1M. Groups of 30–39 require caution.Peer group, houses (median asking $600K to $1M: Homestead, Royal Palm Beach, Hallandale Beach, Pompano Beach, Hollywood, Oakland Park, Dania Beach, Hialeah, Cutler Bay, Jensen Beach, Miramar, Pembroke Pines, West Palm Beach, North Miami, Westlake, Stuart, Hobe Sound, The Acreage, Coral Springs, Palm City, Cooper City, Miami, Plantation, Loxahatchee, Wilton Manors, Miami Springs).Peer group, condominiums (median asking $200K to $350K: Palm City, Coconut Creek, Coral Springs, North Miami, Port St Lucie, Boynton Beach, Plantation, Davie, Wilton Manors, Homestead, Hialeah, Royal Palm Beach, Dania Beach, Fort Pierce, Stuart, Lantana, Cutler Bay, Pompano Beach, Hallandale Beach, Hypoluxo, Miramar, Boca Raton, Weston, Palm Beach Gardens).How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

North Miami Beach houses have a below-original share 1.4 points above the county: 42.2% versus 40.8% across Miami-Dade County
0%25%50%75%100%Single-family homesNorth Miami Beach42.2%Miami-Dade County40.8%CondominiumsNorth Miami Beach45.2%Miami-Dade County38%Seller Blink Rate™: recorded below original / all active listings

Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.

For buyers and sellers: 42.2% of active houses in North Miami Beach are recorded below original asking; the median reduction among that group is $44K. Compare these asking prices with recent closed sales before choosing your price.

The story for media: "42.2% of active single-family homes in North Miami Beach have a recorded asking price below original, compared with 40.8% in the separately calculated Miami-Dade County sample, which can include the city, according to PBP Real Estate analysis of BeachesMLS listing data as of October 18, 2026."

Seller Blink Rate™, houses42.2%recorded below original / all active houses
Seller Blink Rate™, condos45.2%recorded below original / all active condominiums
Median reduction, houses$44K5.8% among 43 recorded below original
Buyer Hesitation Time™, houses67 daysmedian counted cumulative days among listings with a listing contract date (n=102); not a behavioral measure
Under contract: below original21.1%of 19 houses; minimum 10
Cuts in the last 30 days5722 houses, 35 condos

This week in North Miami Beach: what moved in the last seven days

MovementHousesCondominiumsChange vs the week before
Came on the market, last 7 days109+3
Asking price cut, last 7 days79-3
Active listings today1022610

Seven days ending October 18, 2026, counted from PBP's own daily snapshot of BeachesMLS listings permitted for internet display. Of the 19 listings that came on the market in the last seven days, 19 are first-time listings and 0 returned to the market after an earlier listing, because a listing counts on the date it became active. Houses and condominiums are counted separately and never blended. Change is measured against 2026-10-11: 7 came on the market, 10 cut, 102 active.

For buyers

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43 of 102 North Miami Beach houses for sale are recorded below their original asking price as of October 18, 2026, and 118 of 261 condominiums. Tell us what you are looking for in North Miami Beach and you will hear when a match lists, cuts its price, or comes back on the market.

Tell us what you are looking for and you will hear from Gia when a listing matches it, when one of your matches cuts its price, and when one comes back on. It is read straight from the BeachesMLS feed this site is built on, not a syndicated copy of it, and the same feed produces the market pages below.

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42,011 active listings across Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties. Source: BeachesMLS, data as of October 18, 2026. Information is deemed reliable but not guaranteed. We use your email for the alerts you asked for and nothing else.

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

42.2% of active single-family house listings in North Miami Beach have a recorded asking price below their original list price; the median reduction among that group is $44,000.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your home, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

42.2%Recorded below originalmedian reduction $44,000
57.8%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
102 single-family houses for sale in North Miami Beach. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

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Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Of 102 active: 43 below original, 57 unchanged, 2 above original and 0 missing a usable price pair. DOM n=102; CDOM n=102. “North Miami Beach” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings.Active segment counts by recorded county: Miami-Dade: 102. Condominiums: Of 261 active: 118 below original, 135 unchanged, 8 above original and 0 missing a usable price pair. DOM n=261; CDOM n=261. “North Miami Beach” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings.Active segment counts by recorded county: Miami-Dade: 261. Snapshot 2026-10-18; retrieved 2026-10-18T10:02:49.950167+00:00; aggregate generated 2026-10-18T10:03:12+00:00; source 61349 rows, SHA-256 14078fdc9e36727f9c5cada343dfca8b449ce3b793e888f25471169fab8edd90. Statistical date, retrieval and publication are distinct.

Seller Blink Rate™ and Buyer Hesitation Time™ are trademarks of PBP Real Estate, LLC. Buyer Hesitation Time means median counted cumulative days among listings with a listing contract date; it does not measure buyer behavior or reconstruct a property history.

Asking prices and counted days help you compare the current competition. They do not establish why a property has not sold or guarantee how quickly it will sell. Houses and condominiums are calculated separately.

Key takeaways

  • 43 of 102 active single-family homes in North Miami Beach (42.2%) have a recorded asking price below original as of October 18, 2026, versus 40.8% in the separately calculated Miami-Dade County sample.
  • 118 of 261 condominiums (45.2%) are recorded below original, versus 38% for the county.
  • Among the 43 reduced houses, the median reduction is $44K (5.8%).
  • Median counted cumulative days on market for houses with a listing contract date: 67 days; 38.2% of houses with a counted CDOM are past 90 days.

How long have North Miami Beach listings in each asking-price group been on the market?

Single-family homes: 37 not recorded below original with CDOM ≤60 or missing (36.3%); 43 below original (42.2%); 15 not below original with CDOM >90 (14.7%), of 102 active.
36%42%15%
Condominiums: 54 not recorded below original with CDOM ≤60 or missing (20.7%); 118 below original (45.2%); 70 not below original with CDOM >90 (26.8%), of 261 active.
21%45%27%
  • Not below original: CDOM ≤60 or missing
  • Recorded below original
  • Not below original: CDOM >90
  • Other: not below original, CDOM 61–90

Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.

The chart partitions active listings by recorded price comparison and counted CDOM. The ≤60 group includes missing CDOM values under the calculation used for this snapshot. Not-below-original groups may contain missing prices or increases; they are not unchanged-price histories. Other is the remaining CDOM 61–90 group. These groups do not explain seller or buyer decisions.

North Miami Beach houses: $500K to $1M leads the current asking-price bands at 44.6% below original

Share of active North Miami Beach houses recorded below original, grouped by current asking price (ListPrice). Right-hand figures: all listings in each band and median counted cumulative days. Band leaders require 30 listings; 30–39 is a small sample.
Under $500K36.8% *19 listed · 48d$500K to $1M44.6%56 listed · 64dhighest share, 56 listings$1M to $2Mtoo few to read9 listed · 78d$2M to $5M27.3% *11 listed · 89d$5M and uptoo few to read7 listed · 34d0%50%100%

Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026. * Under $500K, $2M to $5M: fewer than 30 listings, read with care. Bands under 10 listings are gray and not read at all.

Longer bars mean a larger below-original share, not more reduction events or a larger dollar reduction. Days are median non-missing CDOM. Condominiums current-price bands: Under $250K: 45.4% of 97; $250K to $500K: 50.8% of 61; $500K to $1M: 44.6% of 65; $1M and up: 36.8% of 38.

North Miami Beach: counted CDOM above 90 days, 38.2% of houses; 64.4% of condominiums, among non-missing CDOM

Active listings with counted cumulative days in North Miami Beach: houses n=102; condominiums n=261. Missing CDOM is excluded from these shares, not counted as zero days.
share of non-missing CDOM22.5%13.4%30 days or lessdays22.5%10.7%31 to 60days16.7%11.5%61 to 90days20.6%28.4%91 to 180days17.6%36%More than 180dayspast 90 days: 38.2% of houses64.4% of condominiumsShares use PBP-counted CDOM from the listing contract date; not an independently reconstructed history.

Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.

North Miami Beach houses: median days on market counted by PBP 67 days; median counted cumulative days 67 days. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market. 1% of all active houses carry recorded prior time on market, so counted CDOM exceeds DOM; that does not establish a relisting event.

Cumulative days on marketHousesShareCondominiumsShare
30 days or less2322.5%3513.4%
31 to 602322.5%2810.7%
61 to 901716.7%3011.5%
91 to 1802120.6%7428.4%
More than 1801817.6%9436%

What did under-contract listings in North Miami Beach ask compared with their original price?

Of 19 houses listings under contract in North Miami Beach, 21.1% have a recorded asking price below original; 78.9% are not recorded as below original. The below-original subgroup is too small or lacks a valid median; its median is not published. This does not establish an unchanged price history or the agreed contract price.

Of 24 condominiums listings under contract in North Miami Beach, 41.7% have a recorded asking price below original; 58.3% are not recorded as below original. The median reduction among the below-original group (10 listings) is 6.4%. This does not establish an unchanged price history or the agreed contract price.

Under contract means Pending or Active Under Contract. Counted cumulative days are not independently measured days to contract. Asking prices do not disclose agreed contract prices.

Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.

How has the North Miami Beach below-original share moved since tracking began?

Share of active listings with a price reduction, North Miami Beach, daily since 2026-09-05: houses 40.2% to 42.2%, condominiums 40.9% to 45.2%.
Houses 40.2% on 2026-09-05, 42.2% today · Condominiums 40.9% to 45.2%

Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026.

What should a North Miami Beach seller or buyer do with these numbers?

Sellers

  • Compare the current competition and recent closed sales, rather than treating an unchanged asking price as proof of market value.
  • If a listing has not attracted an offer, review its price, presentation, exposure and showing feedback together.
  • Ask your agent to review available listing records; these aggregate fields do not reconstruct a property's history.
  • Price where the home will sell, not where a cut can take it later: in September 2026 the typical Miami-Dade County house sold 4.8% under its original asking price (2.7% under the final), and the 41% of sellers who had cut before a contract waited a median 93 days from listing to contract against 20 for those who never cut. Sale price versus original asking price, Miami-Dade County.

Buyers

  • Ask for the listing contract date and available listing records; do not infer a portal's behavior from a day count.
  • Counted days and asking prices do not establish what offer a seller will accept.
  • Compare homes in the same current asking-price band, then review condition, fees and recent closed sales before making an offer.

Media writers

  • Angle: 42.2% of active North Miami Beach houses are recorded below original, compared with 40.8% in Miami-Dade County. This is a share comparison, not a measure of price-cut speed.
  • Attribute page figures to PBP Real Estate analysis of BeachesMLS listing data, as of October 18, 2026. Use each download's own statistical date, figures and revision; refresh is scheduled daily.

More live North Miami Beach data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Condo association fees$820/momedian fee in 249 retained North Miami Beach condominium listings after exclusions and percentile trimmingAs of October 18, 2026. p25–p75: $580–$1,253.See North Miami Beach condo fees →Rentals: annual and season$2,350/momedian asking rent across 323 North Miami Beach lease listings16% are offered furnished; season runs November into late April or early MaySee North Miami Beach rentals →North Miami Beach market report363houses and condominiums for sale in North Miami Beach right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Miami Beach market →

Own a home or condo in North Miami Beach? What is my home worth in North Miami Beach? Current sale prices, houses and condos separate

For journalists: the North Miami Beach numbers, ready to run

The English news kit offers headline options, a lede, a fact box, quotes, standalone charts and methodology. Use its own figures, statistical date and revision notice; it is not necessarily the same edition as this page. Current-kit refresh is scheduled daily. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.

Headline options today

  1. 42.2% of North Miami Beach houses for sale are asking less than their original list price; 45.2% of condos
  2. Seller Blink Rate™ in North Miami Beach: 42.2% of houses list below original asking, against 40.8% across Miami-Dade County
  3. Buying in North Miami Beach? 43 of the 102 houses for sale are asking below their original price, by a median $44K

Quotable

"42.2 percent of single-family homes for sale in North Miami Beach have a current asking price below their original list price; among those 43 reduced listings the median reduction is $44K."

Download

Need a number or a licensed quote

Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.

What do people ask about North Miami Beach price cuts?

What share of North Miami Beach homes for sale have cut their price?

As of October 18, 2026, 42.2% of single-family homes for sale in North Miami Beach (43 of 102) show an asking price below their original list price. For condominiums it is 45.2% (118 of 261). 22 houses and 35 condos cut in the last 30 days. Across Miami-Dade County the shares are 40.8% for houses and 38% for condominiums. Source: BeachesMLS, listings permitted for internet display.

How many homes were listed for sale in North Miami Beach last week?

In the seven days ending October 18, 2026, 10 houses and 9 condominiums came on the market in North Miami Beach. Of those 19 listings, 19 are first-time listings and 0 returned to the market after an earlier listing, because a listing is counted on the date it became active. Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display; houses and condominiums are counted separately.

How many North Miami Beach sellers cut their asking price last week?

In the seven days ending October 18, 2026, 7 houses and 9 condominiums in North Miami Beach recorded a reduction from their previous asking price. Over the last thirty days it was 22 houses and 35 condominiums. Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display.

Are there more homes for sale in North Miami Beach this week than last week?

North Miami Beach has 102 houses and 261 condominiums for sale as of October 18, 2026. Compared with 2026-10-11 that is a change of 0 houses and 0 condominiums.

How big is a typical price cut in North Miami Beach?

North Miami Beach houses: median reduction 5.8% among 43 active listings recorded below original; not a forecast or price history. North Miami Beach condominiums: median reduction 7% among 118 active listings recorded below original; not a forecast or price history.

How are days on market counted?

North Miami Beach houses: median days on market counted by PBP 67 days; median counted cumulative days 67 days. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market.

How do under-contract asking prices compare with original prices?

Of 19 houses listings under contract in North Miami Beach, 21.1% have a recorded asking price below original; 78.9% are not recorded as below original. The below-original subgroup is too small or lacks a valid median; its median is not published. This does not establish an unchanged price history or the agreed contract price. Of 24 condominiums listings under contract in North Miami Beach, 41.7% have a recorded asking price below original; 58.3% are not recorded as below original. The median reduction among the below-original group (10 listings) is 6.4%. This does not establish an unchanged price history or the agreed contract price.

Are North Miami Beach sellers cutting more or less than similar-priced cities right now?

By PBP's disclosed rule, North Miami Beach houses: Lower below-original share than peers; 42.2% recorded below original versus 46.3% median across 27 peer cities; 78.9% of 19 under contract not recorded below original. Condominiums: Between the comparison thresholds; 45.2% recorded below original versus 45.5% median across 25 peer cities; 58.3% of 24 under contract not recorded below original. Peer group: median asking $600K to $1M: Homestead, Royal Palm Beach, Hallandale Beach, Pompano Beach, Hollywood, Oakland Park, Dania Beach, Hialeah, Cutler Bay, Jensen Beach, Miramar, Pembroke Pines, West Palm Beach, North Miami, Westlake, Stuart, Hobe Sound, The Acreage, Coral Springs, Palm City, Cooper City, Miami, Plantation, Loxahatchee, Wilton Manors, Miami Springs.

How the read works: the peer baseline is the median of published city shares in the same current median-asking-price tier, houses and condominiums separately. The lower-share label requires a below-original share at least 3 points under baseline and at least 65% of under-contract listings (minimum 10) not recorded as below original. That complement may include unchanged, raised or missing-price records; it is not a history measure. The higher-share label requires 3 or more points above baseline; other results are between the rule's thresholds. With fewer than four peer cities, the county is the baseline and can include the city. Samples of 30–39 active listings require caution. Snapshot comparison only, not speed, causality or a forecast.

How to cite this page

Free to reuse with attribution and a link to PBP Real Estate. Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "North Miami Beach price cuts and days on market," as of October 18, 2026, https://www.pbprealestate.com/price-cuts-north-miami-beach/

For a versioned edition, use its own figures, original statistical date and revision notice. Corrections are disclosed publicly and may produce a corrected reissue. The monthly snapshot may differ from this current page; do not attach today's figure to the monthly citation:

PBP Real Estate analysis of BeachesMLS listing data, "North Miami Beach price cuts and days on market, October 2026," https://www.pbprealestate.com/press/north-miami-beach/2026-10/

Method: Seller Blink Rate™ and recorded days. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.

Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history. Days on market are counted by PBP from the listing contract date recorded in the MLS to the snapshot date. For listings the MLS records as relisted, the recorded prior time on market is added to give cumulative days. The MLS's own day counters refresh in batches and can trail the calendar by weeks, so they are not used directly. Days spent under an earlier contract that fell through are not subtracted. Each median uses listings with a usable listing contract date. These figures do not independently reconstruct property histories or establish how portals display days on market. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. “North Miami Beach” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings. Bands with 10–29 listings are qualified; fewer than 10 are not interpreted. A segment requires 30 active listings for percentages; 30–39 is a small sample. Source: BeachesMLS, listings permitted for internet display, via PBP Real Estate's brokerage feed. As of Oct 18, 2026. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Equal Housing Opportunity.

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.