Normandy Shores Real Estate Market Report – September 2026

Normandy Shores Home Prices, Price Per Square Foot, Inventory and 12-Month Trends

Data through September 2026 | Rolling 12-Month Residential Analysis

Normandy Shores Market Summary – September 2026

Pricing

Closed sale price per square foot: $1,109
Average closed home price: $3,900,000
Average negotiation: 9 percent below asking
Current active pricing: No active listings

Market Activity

Closed sales past 12 months: 12
Active listings: 0
Total households: 580
Annual turnover rate: 2.1 percent
Total sales volume: $46.6 million

Market Timing

Average days on market for homes that sold: 187 days
Current active listings: None

This reflects the most recent 12 months of Normandy Shores real estate activity through September 2026.

What Is Happening in the Normandy Shores Real Estate Market?

The most important pricing benchmark right now is $1,109 per square foot, the average price buyers actually paid for Normandy Shores homes that sold during the past 12 months.

But the most unusual number is zero.

There are currently no active homes for sale in Normandy Shores.

That means there is no current asking-price benchmark and no competition among sellers. The next property to hit the market will be entering a very different environment than we saw earlier this year.

Zero inventory, however, does not mean buyers will accept any price. The 12 homes that sold during the past year negotiated an average of 9 percent from asking price.

Scarcity creates opportunity. Closed sales still establish value.

What Has Changed Since April?

This market looks very different than it did five months ago.

In April, the rolling 12-month closed price per square foot was $1,158. It is now $1,109, a decrease of about 4 percent.

At the same time, average closed price increased from $3.0M to $3.9M.

Those two numbers moving in opposite directions are a good reminder of why average price alone can be misleading in such a small market. The mix and size of the 12 properties that sold matters.

The biggest change is inventory. Normandy Shores had seven active listings in April. Today, there are none.

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

With no active listings, a seller coming to market today would have something very valuable: no direct competition.

But that does not automatically make Normandy Shores a fast-moving seller’s market.

The homes that successfully sold during the past 12 months took an average of 187 days to sell and ultimately negotiated an average of 9 percent from asking price.

The opportunity for a seller is scarcity. The challenge is still finding the right buyer at a market-supported price.

How Active Is the Normandy Shores Housing Market?

Normandy Shores is an exceptionally small, low-turnover market.

Only 12 homes sold over the past 12 months among approximately 580 households, an annual turnover rate of just over 2 percent. Those sales generated $46.6 million in volume.

With so few transactions, one unusual sale can move the averages considerably. That is why individual property characteristics matter so much here.

Golf course is not waterfront. Renovated is not original. Lot, architecture, condition, exposure and size can completely change the comparison.

Normandy Shores Real Estate FAQ – September 2026

Are there really no homes for sale in Normandy Shores?

At the time this report was compiled, there were zero active residential listings within the area measured for this report.

Does zero inventory mean a Normandy Shores homeowner can name any price?

No. Having no competing listings is a significant advantage, but buyers still look to recent closed sales and the characteristics of the individual property to determine value.

Why did the average closed price increase while price per square foot decreased?

The average closed price rose from $3.0M to $3.9M since the April report, while the rolling average price per square foot declined from $1,158 to $1,109. In a market with only 12 annual sales, differences in the size and type of properties sold can materially affect both averages.

How do you determine value when there are so few comparable sales?

The neighborhood average is only a starting point. The most relevant comparable sales need to be evaluated for waterfront or golf course location, lot, size, condition, renovation level and other property-specific differences.

This Is Not a One-Number Neighborhood

Normandy Shores is small, nuanced, and right now, has no homes for sale. If you’re thinking about selling, that gives you something most sellers don’t have: no active competition.

But no competition doesn’t mean no strategy.

I’ve worked markets like this for over two decades and now lead a 200-agent team navigating them with data and clarity. If you’re buying or selling here, you need more than averages. You need to understand what makes the individual property different.

About This Normandy Shores Real Estate Report

This Normandy Shores Real Estate Market Report is compiled and interpreted by Ines Hegedus-Garcia, Managing Partner of Avanti Way East Miami and founder of Miamism.

Data is sourced from MLS activity and reflects rolling 12-month residential performance through September 2026. Reports are published consistently to create a structured, data-driven archive of Miami neighborhood real estate trends.