North Miami
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
North Miami is not a market with a single defining price story right now — the MLS feed for this snapshot doesn't surface a clean median, and the amenity picture is unbuilt from current listings, which tells its own story: this is a market read property-by-property rather than by community-wide averages.
With only a thin window of recent closings to work from, we're advising caution against anyone drawing firm conclusions from broad market narratives here. The right posture right now is to evaluate each listing on its own condition, lot, and location rather than lean on aggregate trend lines that the current data simply doesn't support.
Who North Miami is best for.
Best for
- Buyers focused on a specific North Miami location who are prepared to evaluate each available property individually.
- Sellers comfortable pricing off a fresh, property-specific comparable pull rather than a published community median.
- Buyers or investors who want a broker to build the comparable set from scratch rather than rely on aggregate market data.
Probably not for
- Buyers who want a community with a clearly defined amenity package already in place.
- Anyone relying on a published median price or trend line to make an offer decision.
- Buyers who prefer to shop by community-wide statistics rather than individual listings.
The market around North Miami
North Miami is too small for its own price trend, so here is the market around it.
In ZIP 33161, 2 homes are on the market and 50% are under contract — a fast-moving corner of Miami.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
The housing mix here is 93% singlefamilyresidence, 7% condominium.
ZIP and county figures describe the wider market, not North Miami specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in North Miami
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in North Miami
Live MLS inventory for North Miami. 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 North Miami listings as of 2026-08-05, 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 North Miami buying strategy.
If we were buying in North Miami 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 North Miami.
A market read one listing at a time
When a feed doesn't return a clear amenity set or a dependable pricing signal, it usually means the current inventory is thin, mixed in type, or not yet deep enough to generalize from. That's the situation in North Miami as of this snapshot — the data doesn't support claims about typical price points, typical days on market, or a shared set of community features, because there isn't a consistent enough sample to draw those lines.
Practically, that means anyone looking at North Miami right now should treat it as a location decision first — proximity, lot, structure, condition — rather than a community-trend decision. The closings window we do have is limited, so any pricing conversation needs to happen at the listing level, informed by comparable recent sales pulled specifically for that property rather than a community average.
The location and the amenities are priced into every listing in North Miami. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market where the aggregate data is thin, the value of a broker is in doing the property-specific homework the feed can't do for you — pulling true comparables, checking recent closings one at a time, and being straight about what we do and don't know yet about a given block or building in North Miami.
North Miami 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 North Miami 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 North Miami sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North Miami, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your North Miami home worth?
Get a no-obligation home value based on real comparable sales in North Miami, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in North Miami on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
19% of homes for sale in ZIP 33161 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 (2026-08-18).
Recent Developments in North Miami
Development, infrastructure, retail, and school activity affecting North Miami, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Serenity Gardens senior housing set to break ground in Miami Gardens
Serenity Grove Venture, LLC prepared to break ground July 31 on Serenity Gardens, an eight-story building with 153 units next to Miami Gardens' Senior Family Center. Financing includes up to $45 million in multifamily mortgage revenue bonds plus $3.75 million in documentary stamp surtax funds, with amenities such as a fitness center, library, walking trails, and a pool.
What it may mean for the marketAdds an eight-story senior housing building to Miami Gardens with recreation amenities, increasing the local supply of income-restricted apartments on a long-term leased site. The project is about 5 miles west of North Miami, elsewhere in Miami-Dade County.
Source: Hoodline - 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 6 miles south of North Miami, 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 9 miles south of North Miami, 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 project is about 8 miles south of North Miami, 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 8 miles south of North Miami, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Dezer Development proposes three-building, 600-unit project in North Miami
Dezer Development proposed a three-building project with 600 residential units on 4.4 acres at 1890 NE 146th Street in North Miami, ahead of a June 2 Planning Commission presentation. The plan includes a 14-story tower with 317 units, an 8-story building with 269 units, and 14 townhomes, with 944 parking spaces and about 4,500 square feet of retail.
What it may mean for the marketIntroduces a multi-building residential complex with a mix of tower, mid-rise, and townhome housing to North Miami, adding hundreds of units and ground-floor retail on a multi-parcel site. The site is about 2 miles southeast of North Miami.
Source: Florida YIMBY
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 South Florida.
Frequently Asked Questions
Do cash buyers compete in North Miami?
Who is the best real estate agent for North Miami?
How do I find a top Miami real estate agent who knows North Miami?
Can Momentum Realty connect me with an agent for North Miami?
Should you buy in North Miami?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (15 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the miami member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how North Miami fits the bigger picture — live prices, inventory, and Momentum Scores:
More Miami & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.