Normandy Shores Real Estate Market Report – August 2025 Trends & Analysis

Normandy Shores’ real estate market is showing signs of strain, with ambitious seller pricing meeting cautious buyer behavior. Whether you’re buying or selling, here’s the no-fluff breakdown of what’s really happening right now.

🚨 Sellers, Price Expectations Are Sky High

Active listings are priced a staggering 87% higher than recent closed sales ($4.3M vs $2.3M). While this is a true luxury market, the numbers show a major disconnect between what sellers want and what buyers are willing to pay. This spread could be slowing sales and leaving some properties lingering on the market.

💰 Buyers, Leverage Is Still in Your Favor

Buyers are closing deals at 7% below list price, and the average closed sale price per square foot is $1,071 compared to $1,322 for active listings. Translation: buyers are paying attention to value and are more likely to engage on realistically priced properties, especially those under $2.5M.

🏡 Market Activity & Turnover

With just 20 closed sales in the past year out of 583 households, Normandy Shores is seeing a 3.4% turnover rate, signaling very low liquidity. Despite this, sellers are still entering the market with a “seller’s market” mentality, pricing new listings well above recent sales.

⏳ Market Velocity

Closed sales have taken an average of 218 days to finalize, which is over seven months. Current inventory is high, and without meaningful price adjustments, we can expect long selling times to continue.

📈 Overall Market Health

Normandy Shores remains a prestigious luxury enclave, but high price gaps, extended marketing times, and limited buyer urgency point to stagnant conditions. Without a shift in pricing strategy, a market correction could be on the horizon.

What’s Your Next Move?

Sellers: Ambitious pricing without traction means longer waits. Aligning with recent sales can draw in serious buyers.
Buyers: The data shows value-focused buyers are winning. Let’s make sure you secure the right property at the right price.

At Miamism, we cut through the noise with clarity, strategy, and timing. Whether you’re buying or selling in Normandy Shores, we’ll help you navigate this market with confidence.

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