HIBISCUS ISLAND
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Hibiscus Island trades in a category of its own: a median price just under $10.9M and a median price per square foot above $2,190 put this squarely in ultra-luxury territory, where individual lot size, water frontage, and construction quality drive value far more than any broad market trend. With only four closings in the current window, every sale is effectively a data point of one — treat the median and the year-over-year swing as directional, not statistical.
The 53.5% year-over-year drop in median price is almost certainly a function of which specific homes closed, not a market correction of that magnitude. A 197-day median days-on-market and a market heat score of 12 both point to a slow, negotiated environment right now — sellers here are not chasing quick closes, and buyers who do their homework have real room to structure terms rather than compete on speed.
HIBISCUS ISLAND right now
🔴 Off the recent peak. The trailing-12-month median ($10.88M) is down 53.5% from the prior 12 months ($23.38M). With about 7 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Low (4 and 4 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
HIBISCUS ISLAND market snapshot (as of July 20, 2026): the median sale price is about $10.88M ($2193 per sq ft over the trailing 12 months of closed sales), and a median 197 days on market for closed sales. The trailing-12-month median is down 54% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Hibiscus Island is a low-volume, high-value waterfront enclave where pricing is set home by home rather than by neighborhood-wide comparables, and the current pace favors patient, well-prepared buyers over bidding-war urgency.
The setting & the homes.
Aerial and on-site photos of HIBISCUS ISLAND. Swipe to explore the community.
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HIBISCUS ISLANDPhotos from miami listings in HIBISCUS ISLAND; content deemed reliable but not guaranteed.
Who HIBISCUS ISLAND is best for.
Best for
- Buyers with a defined ultra-luxury budget who are targeting a specific waterfront estate rather than comparison shopping a range of homes.
- Sellers of a distinctive, high-end property prepared for an extended marketing period and a narrow, selective buyer pool.
- Buyers comfortable making decisions with limited recent-sales data and relying on individual home evaluation rather than neighborhood averages.
Probably not for
- Buyers who need fast, comp-driven price certainty before making an offer.
- Anyone working with a budget below the ultra-luxury tier this island's pricing reflects.
- Sellers expecting a quick close in a market currently running a median marketing period of close to seven months.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($10.88M) IS the median in the snapshot above, and the move from 2025 ($23.38M) IS the -53.5% one-year change.
Windows contain 0 to 23 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Deemed reliable but not guaranteed.
0% of homes for sale in ZIP 33139 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-07-18).
HIBISCUS ISLAND Market Scorecard
HIBISCUS ISLAND is currently a balanced market., and homes go under contract in about 81 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in HIBISCUS ISLAND
Live MLS inventory for HIBISCUS ISLAND. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending HIBISCUS ISLAND listings as of 2026-08-22, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Tap any home to ask about it.
The HIBISCUS ISLAND buying strategy.
If we were buying in HIBISCUS ISLAND today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in HIBISCUS ISLAND.
Reading a Four-Sale Market
In most residential markets, four closings would be too thin to draw any conclusion. Here, that's simply the reality of an island with a fixed, small inventory of estate-level properties. The median price per square foot near $2,193 confirms this remains a premium-construction, premium-lot market, but the median price itself should be read as a snapshot of whatever specific homes traded — not a stable benchmark you can extrapolate from.
The 197-day median days-on-market and heat score of 12 both describe a market that is currently cold by transaction pace, not by underlying desirability. Properties at this price point often carry longer marketing periods by nature — the buyer pool is narrow and decisions take time. No community amenities are currently identified in MLS data for this listing set, which is typical for private waterfront estate properties where the draw is the location and the home itself, not shared facilities.
The location and the amenities are priced into every listing in HIBISCUS ISLAND. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A four-sale market with a 197-day median dom is not a market you price by pulling comps off a portal. It requires someone who tracks off-market activity, understands how individual lot and construction differences move the number, and can help you structure an offer or a listing strategy around a buyer pool this narrow. That's the work we do on Hibiscus Island before a price ever gets attached to a listing.
HIBISCUS ISLAND in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a HIBISCUS ISLAND buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed HIBISCUS ISLAND sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in HIBISCUS ISLAND, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your HIBISCUS ISLAND home worth?
Get a no-obligation home value based on real comparable sales in HIBISCUS ISLAND, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in Hibiscus Island Miami Dade
Development, infrastructure, retail, and school activity affecting Hibiscus Island Miami Dade, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The project is about 2 miles northwest of Hibiscus Island Miami Dade, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 3 miles southwest of Hibiscus Island Miami Dade, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The site is about 2 miles southwest of Hibiscus Island Miami Dade.
Source: The Real Deal - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 4 miles southwest of Hibiscus Island Miami Dade, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 2 miles southwest of Hibiscus Island Miami Dade, elsewhere in Miami-Dade County.
Source: Florida YIMBY - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 3 miles southeast of Hibiscus Island Miami Dade, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in HIBISCUS ISLAND?
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Should you buy in HIBISCUS ISLAND?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (87 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of miami records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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