Miami-dade County, FL · 6,995 properties with county records
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North Miami 33181 is in Miami-Dade County, FL, part of the Miami–Fort Lauderdale Metro. The typical home value in North Miami 33181 is $322,395 (Zillow Home Value Index, September 2026), down 3.1% from a year earlier. Homes that sold went under contract in a median 156 days, and 17% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 15.3 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 33181 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Miami-Dade County's 78 ZIPs with a Zillow value, the middle one is $530,681, so 33181 sits 39% below the county middle. Typical rent is $2,182 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 6,995 properties in 33181.
Headline value data through September 2026. Each source below carries its own date.
Is 33181 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 33181 is a balanced market. Homes went under contract in a median 156 days with 15.3 months of supply.
What do homes in 33181 sell for?
The typical home value in 33181 is $322,395 (Zillow Home Value Index, September 2026), down 3.1% in a year. County records put the median at about $222 per square foot (computed Jul 26, 2026).
Who is likely to sell in 33181?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 33181 has not passed that test yet. When it does, the score appears here.
How does 33181 compare to Miami-Dade County?
33181's typical value of $322,395 compares with a middle value of $530,681 across Miami-Dade County's 78 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 33181 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 33181 North Miami, FL, data through September 2026, https://lotvox.com/miami/zip/33181
Listings Flow Ladder — 33181
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 24 listings/mo
Faucet — new listings
40/mo
85% of normal (47) · trickle
Basin — active listings
245
103% of normal (239) · overflowing
Months of supply
15.3 mo
derived — not published at this grain
Drain — closed sales
16/mo
56% of normal (28)
Net — faucet minus drain
+24/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
45%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
44%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
8/mofall in the monthly rate (32%)— peak 24/mo (2024-10-31) to 16/mo now
240transactions that did not happen— summed monthly shortfall vs the same-month normal, over 24 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (46 new, 296 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
44affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
37.6%
severe
Days on market
156
daily
Price cuts
16.7%
of active
Valuation
-21.4%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
12.3×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Seller's Market
Needs 20.2% correction for affordability
DOM: 110d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)40
Buy vs Rent (15%)0
Cancellation Rate (10%)100
Days on Market (5%)100
Seller-favored market in 33181. Expect to pay at or near list price. Payment burden: 34.1% of median income. Median days on market: 110.
Buyer Caution
Seller's market. Be prepared to pay near list price.
Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
COOLINGBALANCED
Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 3.1% YoY.
Address lookup
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Look Up an Address in 33181
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Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-21.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$253,469
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.
in 19,476 · out 31,005 · Miami-Dade County, FL (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-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
$188k
$242
90
34.9%
ZIP
$250k–$500k
$338k
$259
81
31.4%
ZIP
$500k–$750k
$570k
$320
19
7.4%
ZIP
$750k–$1M
$840k
$407
2,991
—
COUNTY · Miami-Dade, FL
$1M–$1.5M
$1.16M
$645
18
7.0%
ZIP
$1.5M–$2M
$1.70M
$729
1,136
—
COUNTY · Miami-Dade, FL
$2M+
$3.05M
$960
38
14.7%
ZIP
All sales (the headline median)
$337k
$281
258
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 33181.
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.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 33181→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 Burden
37.6%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
12.3x
favors buying
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation0
+84.3%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
15.3 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
57/100
elevated
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
1.9%
FL 4.5%US 4.4%
Lower than most U.S. counties
Source: BLS LAUS · 2026-0927d ago
Poverty Rate
14.1%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$68,694
FL $72,373US $82,006
Near national averages
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$521,999
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
9.7% in 2023
of owner-occupied homes have a householder 75 or older
