# Buena Vista houses, *$1.2M to $2M*

> Source: https://bluebaybrokers.com/sf-buena-vista-1200k-2m
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-03
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

[Single-family](https://bluebaybrokers.com/single-family-investment-miami) / [Buena Vista](https://bluebaybrokers.com/sf-buena-vista) / $1.2M to $2M

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.

4 For sale in the band

$1.52M Median sale, 12 months

$823 Per sq ft paid

101 Median days to sell

The band, not the city

## What Buena Vista houses *trade at*, $1.2M to $2M

$1.45M Median asking · 4 active

$1,138 Median $/sf asked

$1.52M Median sale · 8 closings

97.1% Of the last asking price, paid

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.

Five years, same band

## Is the band *still rising?*

| 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.

One house, read against the band

## 280 Ne 48Th Ter *· Brentwood Rev Pl*

$1,550,000

5 bed · 3 bath · 1,682 sf · lot 6,500 sf · built 1959

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 |

[See the listing →](https://bluebaybrokers.com/listing?mls=A11995084)

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.

For sale now

## More houses *in the band*

[$1,350,000 46 Ne 43Rd St 3 bd · 2 ba · 972 sf · $1,389/sf](https://bluebaybrokers.com/listing?mls=A12074556)[$1,599,000 231 Ne 43Rd St 2 bd · 2 ba · 1,180 sf · $1,355/sf](https://bluebaybrokers.com/listing?mls=A12005706)[$1,250,000 67 Ne 44Th St 3 bd · 2 ba · 1,422 sf · $879/sf](https://bluebaybrokers.com/listing?mls=A11936538)

The 3 active listings closest to the band's median asking price, of 4. Live MLS data, deemed reliable but not guaranteed.

At resale

## The rental rule, *in one paragraph*

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.