Miami Shores Real Estate Market Report – February 2026

Prices, Inventory, Days on Market and 12-Month Trends

Data through February 2026 | Rolling 12-Month Analysis

Miami Shores Market Summary – February 2026

Average closed home price: $1,300,000
Average active listing price: $2,200,000
Closed price per square foot: $687
Active price per square foot: $836
Homes sold past 12 months: 161
Active listings: 77
Total households: 3,640
Inventory rate: 2.1 percent
Average days to close: 111 days
Average days active: 128 days
Average negotiation: 7 percent below asking

This reflects the most recent 12 months of Miami Shores real estate activity through February 2026.

What Is Happening in the Miami Shores Real Estate Market?

The defining characteristic of the Miami Shores housing market right now is the pricing spread.

Active listings are averaging $2.2M. Closed sales are averaging $1.3M. That is a $900,000 gap.

On a price per square foot basis, sellers are asking $836 while buyers are paying $687.

This does not signal collapse. It signals recalibration.

Homes aligned with recent comparable sales are closing. Homes priced ahead of market are extending their days on market.

Is Miami Shores a Buyer’s or Seller’s Market?

It is neither extreme.

The average negotiation remains around 7 percent, which shows sellers are still holding leverage.

At the same time, the premium between active and closed pricing reflects buyer discipline. At this price point, buyers study data carefully.

This is a strategic market, not an emotional one.

How Competitive Is the Miami Shores Housing Market?

There are 77 active listings across 3,640 households, which equals roughly a 2.1 percent inventory rate.

In the last 12 months, 161 homes closed, generating $216.9M in total volume. That confirms liquidity and steady transaction flow.

Supply remains limited. Demand remains selective.

Why Are Some Homes Taking Longer to Sell?

The average time to close is 111 days. Active listings are averaging 128 days on market.

For a neighborhood with a $1M to $2M price range, this timeline reflects careful buyers rather than weak demand.

Pricing precision remains the deciding factor.

Miami Shores Real Estate FAQ – February 2026

Is the Miami Shores market slowing down in 2026?
Sales volume remains steady, but pricing absorption has tightened. Buyers are selective and rely heavily on comparable data.

Are sellers negotiating more this year?
Negotiation levels remain moderate. Sellers are not heavily discounting, but resistance increases when pricing exceeds recent closed benchmarks.

Is Miami Shores considered a stable neighborhood?
Yes. Limited inventory and steady transaction volume support long-term stability in this micro market.

What is the biggest risk factor in today’s market?
The primary risk is pricing disconnect. The gap between asking and closed prices determines momentum.

Deep Roots. Real Data.

I grew up in Miami Shores, live here, and have worked this market for 20 years. Now, backed by a 200-agent team, we bring both local history and analytical muscle to every move. If you’re entering this market, do it with someone who knows it deeply.