Normandy Shores Real Estate Market Report – December 2025 Trends & Analysis
What is really happening in the Normandy Shores real estate market as of December 2025?
In short, sellers are asking more than double what buyers are paying, buyers hold all the leverage, and the market is barely moving until pricing meets reality.
🚨 Sellers, Pricing Is Out of Sync
Active listings are priced 154 percent higher than recent closed sales. The average list price sits at $3.1M compared to the $1.2M average closed price. On a price per square foot basis, the difference is the same story. Active listings are asking $1,771 per square foot while closed sales are landing at $1,006. A 15 percent average discount on closed sales shows that buyers are pushing pricing down and only engaging when sellers reduce significantly.
💰 Buyers, This Market Is Built for You
This is a high end market, but sellers are still overshooting actual buyer appetite. The gap between asking and selling prices gives buyers strong negotiating power, especially on homes that have been sitting for months. Buyers who anchor their offers to closed data, not fantasy pricing, are securing real value.
🏡 Activity and Turnover
Normandy Shores has 350 single family households (Thank you Carolyn for the correction). With 25 closed sales in the past 12 months, turnover sits at 7.1 percent, which is still low for a neighborhood of this size.
There are 7 active listings, but pricing is so disconnected from buyer behavior that limited inventory does not create demand pressure.
This remains a selective market where only realistically priced homes find traction.
⏳ Time on Market Is Long
Closed sales took an average of 137 days to close. Active listings have been sitting an average of 349 days, nearly a full year. This shows clear buyer resistance to current asking prices.
📉 Overall Market Reality Check
Normandy Shores remains a desirable waterfront enclave, but the numbers point to a neighborhood stuck in price discovery. There is a dramatic difference between what sellers want and what buyers will pay. Momentum is slow. Deals only move when pricing aligns with actual closed sales, not aspirational list prices.
What Is Your Next Move
Sellers. If you price your home like the active listings instead of the closed ones, expect a long wait and steep negotiations. Pricing closer to real sales, especially on a price per square foot basis, is what attracts serious buyers.
And if your listing recently expired, know that we have a proven system to reposition and move homes that struggled on the market. If you are no longer under an active listing agreement and want a fresh strategy, contact us.
Buyers. You are in the strongest position. Use the pricing gap and long days on market as leverage. Focus on homes aligned with real closed numbers, not aspirational pricing.
**Please note these figures reflect neighborhood wide averages and do not distinguish between bayfront, canal front, golf front, or dry lot properties. Each of those categories trades in very different price ranges. For a more precise, frontage specific analysis, contact us and we will break down the data at a granular level.
At Miamism, the strategy starts with actual data. Normandy Shores has opportunities, but only if you approach it with clarity and the right expectations.