North Miami 33181
Miami-dade County, FL · 6,995 properties · updated 7/5/2026
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
34.2%
stretched
Days on market
97
daily
Price cuts
14.7%
of active
Valuation
-20.3%
vs assessor
34
/100
Weak
cooling · balanced · prices easing year-over-year.
Price trend
10
Affordability
45
Valuation
50
Economic health
44
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
Seller's Market
Needs 12.3% 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: 34.2% 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 7.4% YoY.
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Market snapshoteach number, once
Median price
$318,175
▾ 7.4% YoY
Days on market
97
daily · zip_data
Median rent
$2,421
ZORI
Investor score
68/100
cash-flow lens
Active listings
205
90-day
Valuation3 lenses, different anchors
vs assessor
-20.3%
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
+84.7%
County-wide market — the widest, slowest signal.
Miami-Dade+84.7%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$222
Price-to-income5.6×
How 33181 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity19%
Supply tightness73%
Affordability31%
Investment yield93%
Appreciation3%
Affordability, supply & momentum
39SUPPLY
BalancedSupply Tightness
Supply and demand are roughly even — standard negotiation dynamics.
Months of Supply5.2 mo
Days on Market97d
Inv vs History-14.4%
Listing Density24.5/1k
Affordability — payment burden
Monthly payment (P&I)$1,607
Payment burden34.2%
Median income · ZIP$56,473
Mortgage rate6.49% · 30yr
Total monthly own$1,925
Monthly rent$2,421
Market dynamics
Price cut %14.7%
Momentumcooling
LeverageBALANCED
Months of supply5.2
Sales (90d)0
Investment analysis
Median rent$2,421
Price-to-rent11.0
Est. cap rate5.9%
Buy vs rentfavors buying
Livability
Walk score4
Transit score9
Bike score—
Historical trends
Miami-dade County contextmacro · jobs · debt · migration
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.