The Buena Vista page measures the whole city. This one measures the houses a $1.2-2M buyer is actually choosing between: 4 for sale today, 8 sold in the last twelve months, five years of prices in the same band, and one house read against them. Sales only, from the MLS on 3 November 2026.
The median house that sold in this band had 2,006 sq ft and was built in 1946. Sellers ask about 38% more per square foot than buyers paid over the year, and buyers closed at a median 97.1% of the last asking price in 101 days: that gap, not the asking price, is what an offer is built on.
Source: MLS (Miami Realtors / Bridge), single-family houses for sale in Buena Vista between $1.2M and $2M, read on 3 November 2026. Active: 4 listings. Closed: 8 sales in the twelve months to that date. Medians only, never averages. Leases excluded.
| Year closed | Houses | Median paid | $/sf paid |
|---|---|---|---|
| 2021 (from Sep) | 4 | $1,355,000 | $563 |
| 2022 | 6 | $1,572,500 | $672 |
| 2023 | 8 | $1,362,500 | $696 |
| 2024 | 5 | $1,360,000 | $746 |
| 2025 | 10 | $1,406,250 | $714 |
| 2026 (to Nov) | 7 | $1,450,000 | $779 |
In this band the median price per square foot went from $563 in 2021 to $779 in 2026, +39% in all. It kept rising after the 2021-2022 jump, +16% since 2022, which is the sign of demand that outruns supply rather than of a one-off repricing.
6.0% a year: the median annual gain on 6 houses that sold twice across the zone (fewer than five in this band), held two years or more.
Source: MLS (Miami Realtors / Bridge), every single-family closing in Buena Vista from 5 September 2021 to 3 November 2026, kept when the price paid was between $1.2M and $2M. Repeat sales: the same parcel sold twice, two years or more apart; 1 pair above 30% a year were rebuilds or heavy renovations and are left out, because they measure a building site, not the market.
It asks $922 per square foot. The 4 closest closings of the last twelve months, same size within 25%, paid a median $861: the asking price sits 7% above what comparable houses actually closed at. That is the room an offer works in.
| Comparable sold | Closed | Price | Sq ft | $/sf |
|---|---|---|---|---|
| 261 Ne 47Th St | 2026-05-21 | $1,715,000 | 1,677 | $1,023 |
| 201 Ne 48Th St | 2026-03-30 | $1,450,000 | 1,700 | $853 |
| 146 Ne 47Th St | 2025-12-05 | $1,590,000 | 1,831 | $868 |
| 31 Ne 46Th St | 2026-07-06 | $1,650,000 | 2,006 | $823 |
MLS A11995084, read on 3 November 2026. Comparables: single-family closings in Buena Vista over the last twelve months, living area within 25% of this house and price between 75% and 135% of its asking price, nearest in size first. BlueBay Brokers may not be the listing brokerage.
The 3 active listings closest to the band's median asking price, of 4. Live MLS data, deemed reliable but not guaranteed.
Buena Vista is T3 under Miami 21, the City of Miami zoning code adopted in 2009, before the 1 June 2011 cut-off in Florida law: stays under 30 nights are not permitted in a house here, and the appeals court let the city enforce it in 2018 (City of Miami v. Airbnb). This is a market of owners who live in their house, which is what holds its resale value.
Tell us what the house has to do. We send the houses in this band that fit, each with its closed comparables, its flood zone and a real insurance quote before you offer.
Steve Gabison, Broker, Lic. BK3411036 · Carolina Peña, Broker, Lic. BK3288753