North Miami Beach 33162

Miami-dade County, FL · 12,224 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

16affordability /100

Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

52.3%

severe

Days on market

daily

Price cuts

16.6%

of active

Valuation

-22%

vs assessor

Look up an address

/100

Weak

stable · balanced · prices rising year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Negotiate Hard

Needs 42.6% correction for affordability

DOM: 83d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)100

Valuation Gap (25%)25

Supply & Demand (20%)40

Buy vs Rent (15%)50

Cancellation Rate (10%)100

Days on Market (5%)75

Moderate buyer leverage in 33162. Room to negotiate 5-10% below list. Payment burden: 51.2% of median income. A 32% price correction needed to reach 30% affordability threshold. Median days on market: 83. Renting is approximately 45% cheaper than buying (price-to-rent ratio: 17.4).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.

STABLEBALANCED

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/33162" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="North Miami Beach 33162 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/miami/zip/33162?utm_source=embed&utm_medium=backlink">North Miami Beach 33162 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$472,330

▴ 1.0% YoY

Days on market

daily · zip_data

Median rent

$2,262

ZORI

Investor score

57/100

cash-flow lens

Active listings

165

90-day

Valuation3 lenses, different anchors

vs assessor

-22.0%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$368,215

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+84.3%

County-wide market — the widest, slowest signal.

Miami-Dade+84.3%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$260

Price-to-income8.4×

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How 33162 ranks in FL

percentile vs all Florida ZIPs · n=1098

Market velocity43%

Supply tightness77%

Affordability6%

Investment yield32%

Appreciation78%

Affordability, supply & momentum

53SUPPLY

Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply5.2 mo

Days on Market74d

Inv vs History-24.6%

Listing Density11.0/1k

Affordability — payment burden

Monthly payment (P&I)$2,441

Payment burden52.3%

Median income · ZIP$55,993

Mortgage rate6.71% · 30yr

Total monthly own$2,913

Monthly rent$2,262

Market dynamics

Price cut %16.6%

Momentumstable

LeverageBALANCED

Months of supply5.2

Sales (90d)0

Investment analysis

Median rent$2,262

Price-to-rent17.4

Est. cap rate3.7%

Buy vs rentneutral

Livability

Walk score3

Transit score13

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Miami-Dade.

Aggregate median +1.4% YoY in Miami-Dade, FL (county), but the under-$500k tier is -2.7% — the aggregate and the entry tier are diverging, but the sales mix barely moved — this is not a composition effect. Over the same year the under-$500k share of sales moved from 41.0% to 41.2% (+0.2pp) and the $1M+ share from 20.1% to 20.2% (+0.1pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$150k	$175	72	22.9%	ZIP
$250k–$500k	$430k	$317	92	29.2%	ZIP
$500k–$750k	$585k	$379	88	27.9%	ZIP
$750k–$1M	$830k	$417	35	11.1%	ZIP
$1M–$1.5M	$1.15M	$531	17	5.4%	ZIP
$1.5M–$2M	$1.70M	$729	1,136	—	COUNTY · Miami-Dade, FL
$2M+	$3.30M	$1058	2,380	—	COUNTY · Miami-Dade, FL
All sales (the headline median)	$490k	$324	315	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Miami-Dade, FL), by quarter.

Share of sales by tier (quarterly)

If the upper tiers widen over time, the headline median rises on composition alone.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+

Median within each tier, against the headline median (quarterly)

The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
All sales (headline)

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 33162.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Miami-dade County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 33162→Miami-dade County, FL

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

35· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden22

46.9%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent47

1.3x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation0

+84.3%

overvalued

Source: Lotvox comps · Updated 2026-05-15