A gated historic pocket east of Biscayne Boulevard where about a dozen houses change hands in a year. Bought for the bay and the architecture; nightly rental is not the case here. There are 3 houses for sale today. We read the closings, house by house, and the rental rule, before anything here goes on a shortlist.
The market, not the pitch
Two sets of numbers, and the gap between them is the useful part. On the left, what sellers are asking today. On the right, what buyers actually paid over the last twelve months.
Source: MLS (Miami Realtors / Bridge), single-family houses in Miami, Miami-Dade County, read on 21 September 2026. Active: 3 listings, 0 of them at or under $700,000, ranging from $2,390,000 to $5,950,000. Closed: 14 sales in the twelve months to that date, at a median 94.8% of the last asking price, in a median 92 days. Closed leases are excluded.
The book on the market is priced above what has been closing, by roughly 51% on price per square foot. That is a mix effect as much as a discount: the large and the waterfront sit longer. It is also the reason we underwrite from closings, never from asking prices.
One market, several prices
It is small enough to read as one: 3 houses for sale and 14 sold in twelve months, so a single median carries it, and the house-by-house closings matter more than any grouping.
| Plat | For sale | Median ask | $/sf | Closed 12 mo | Median paid | $/sf paid |
|---|---|---|---|---|---|---|
| PARK PLAZA | 1 | · | · | 5 | $2,391,000 | $1,057 |
| BAYSHORE PLAZA UNIT NO 2 | 0 | · | · | 3 | · | · |
Read on 21 September 2026. Active listings and the closings of the twelve months to that date, grouped by plat as the county recorded it; a median on fewer than 5 records is withheld. The median house that sold was 2,068 sf and built in 1948. 0 of the 3 active houses are on water.
Live MLS · refreshed nightly
Pulled from the MLS every night. Open one to see the full record, or ask us to model it.
Before we recommend anything
0 of the 3 houses on the market mention Airbnb or short-term rental use in their own MLS text. Short stays are not permitted in houses here, and what makes this page useful is what the closings and the leases say about a house you keep or rent by the year. Here is what we read, on the property you are actually considering, before it goes on a shortlist.
The City of Miami zoning code, Miami 21, was adopted by Ordinance 13114 on 22 October 2009 and took effect in 2010, before the 1 June 2011 cut-off in Florida Statute 509.032(7)(b), so the city keeps the right to prohibit vacation rentals. In the T3 transect, where nearly every house in the city sits, the only use by right is residential, defined as permanent housing; lodging, the transient use of furnished rooms for less than 30 days, is not permitted. The Third District Court of Appeal confirmed it in City of Miami v. Airbnb (5 December 2018), and the city's own Short-Term Rental procedure says single-family and duplex structures in T3 and T4-R are ineligible. Read on 20 September 2026.
The transect of a given lot is read on the City of Miami GIS. A house on a T4-L, T4-O, T5 or T6 lot is a different reading, with a certificate of use, a business tax receipt and the state DBPR licence, and it is rare in a house neighborhood. Leases of 30 days and more are unaffected.
What we read parcel by parcel is the record at the county and at the city, the flood zone and the roof age, and we note where we read it and on what date.
A homeowners association or a deed restriction can forbid what a city allows. On a house this is often the binding constraint.
What this means for an investor: this is bought for the house and the block, held or restored, and rented by the year in between. The annual leases in the file are the income line. Nothing here is a projection of what a house will earn.
Miami 21 Code, City of Miami, Ordinance 13114 of 22 October 2009, Article 4; City of Miami, Short-Term Rental / Lodging Procedures (miami.gov); City of Miami v. Airbnb Inc., No. 3D17-1213, 260 So.3d 478 (Fla. 3d DCA 2018); Florida Statutes 509.032(7)(b), 2025 text. A verification carries the source, the date and the reader, and it expires after twelve months, because codes change. Nothing on this page certifies that a rental is legal at any address, and no number here is a projection of what a house will earn.
Same coast, other rules
Other house neighborhoods a few minutes away, each with its own price and its own rental rule. The question that decides between them is answered on its own page.
Asked before every shortlist
No. The City of Miami zoning code, Miami 21, was adopted by Ordinance 13114 on 22 October 2009 and took effect in 2010, before the 1 June 2011 cut-off in Florida Statute 509.032(7)(b), so the city keeps the right to prohibit vacation rentals. In the T3 transect, where nearly every house in the city sits, the only use by right is residential, defined as permanent housing; lodging, the transient use of furnished rooms for less than 30 days, is not permitted. The Third District Court of Appeal confirmed it in City of Miami v. Airbnb (5 December 2018), and the city's own Short-Term Rental procedure says single-family and duplex structures in T3 and T4-R are ineligible. Leases of a longer term are unaffected. Read on 20 September 2026.
3 are for sale on 21 September 2026, at a median asking price of $4,500,000 and $1,437 per square foot, from $2,390,000 to $5,950,000. Over the previous twelve months 14 sold, at a median $1,880,000 and $949 per square foot, in a median 92 days and at 94.8% of the last asking price.
14 single-family houses were leased through the MLS in the twelve months to 21 September 2026, at a median $9,750 a month and $5.09 per square foot. Against the median house sold in the same period that is a 6.2% gross yield before property tax, insurance, upkeep and vacancy, and it is a long-lease number, not a short-stay projection.
It is small enough to read as one: 3 houses for sale and 14 sold in twelve months, so a single median carries it, and the house-by-house closings matter more than any grouping.
One email a week: what closed, what is new, one measured opinion. No listings dump.
The 12-month report · 24h
The closings of the last twelve months, the rents signed, and the rental rule with its source: the report behind the numbers on this page, plus a shortlist if you tell us the budget and what the house has to do.
What you get: the 12-month report on Morningside · a shortlist from the MLS and off-market · the parcel-level rental read, with its source and its date.
Send us the address. We come back with the closed comparables on its own street, the rents signed nearby and what the record says about rental use on that parcel.