# Sunset *single-family, measured*

> Source: https://bluebaybrokers.com/sf-sunset
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-19
> 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.

🔓 **Admin session.** The Matrix history, the resale pairs and the shortlist are visible on this page when they exist. They are hidden from the public.

The school-sector market south of Sunset Drive: A-rated Sunset Elementary, three jurisdictions in one polygon, and houses that trade in the millions on the strength of the address. There are 48 houses for sale today. We read the closings, house by house, and the rental rule, before anything here goes on a shortlist.

48 Houses for sale

$5.72M Median sale, 12 months

86 Days to close

The market, not the pitch

## What Sunset *actually trades at*

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.

$9.29M Median asking price · 48 active

$1,577 Median $/sf asked

$5.72M Median sale · 90 closings

$1,281 Median $/sf paid

Source: MLS (Miami Realtors / Bridge), single-family houses in South Miami, Miami-Dade County, read on 19 October 2026. Active: 48 listings, 0 of them at or under $700,000, ranging from $1,299,000 to $148,000,000. Closed: 90 sales in the twelve months to that date, at a median 95.1% of the last asking price, in a median 86 days. Closed leases are excluded. The zone is the Sunset Elementary attendance polygon, not the postcodes around it.

The book on the market is priced above what has been closing, by roughly 23% 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

## Sunset is *not one price*

No. Grouped by postcode, the spread is real: 33143 asks a median $7,945,000 ($1,509/sf); 33156 asks a median $22,000,000 ($3,132/sf). Anyone quoting you a single average is averaging across all of them.

| Postcode | For sale | Median ask | $/sf | Closed 12 mo | Median paid | $/sf paid |
|---|---|---|---|---|---|---|
| 33143 | 36 | $7,945,000 | $1,509 | 73 | $5,600,000 | $1,255 |
| 33156 | 10 | $22,000,000 | $3,132 | 10 | $16,775,000 | $2,460 |
| 33146 | 2 | · | · | 7 | $2,281,002 | $1,042 |

Read on 19 October 2026. Active listings and the closings of the twelve months to that date, grouped by postcode; a median on fewer than 5 records is withheld. The median house that sold was 4,432 sf and built in 1992. 12 of the 48 active houses are on water.

Live MLS · refreshed nightly

## Active Sunset *houses*

Pulled from the MLS every night. Open one to see the full record, or ask us to model it.

Before we recommend anything

## Before any short-stay promise, *the ordinance, and we have not read it yet.*

0 of the 48 houses on the market mention Airbnb or short-term rental use in their own MLS text. We have not read the vacation-rental ordinance of South Miami yet, so this page makes no claim about short stays: it is a year-round market until the rule is read, dated and sourced. Here is what we read, on the property you are actually considering, before it goes on a shortlist.

### The city ordinance

Under Florida Statute 509.032(7)(b), a city may prohibit or limit vacation rentals only through rules adopted on or before 1 June 2011. Whether South Miami has such a rule, and what it says, is read from its code with the ordinance number and its date. Until then, nothing here says yes or no.

### The state licence and the tax

Any stay of six months or less needs the state DBPR vacation-rental licence and carries the county tourist development tax on top of 6% Florida sales tax and the county surtax, whatever the city says.

### The parcel and its record

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.

### The association and the deed

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: underwrite this zone on annual leases and on resale, which is what the closings and the signed leases measure; a short-stay upside, if the ordinance allows one, is a bonus to verify, never the base case.

Florida Statutes 509.032(7)(b), 2025 text. The city ordinance has not been read for this page; when it is, its number, date and reader will appear here. 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

## The zones *next door*

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.

[**Key Biscayne** Rental rule to verify per address. Median sale $4,475,000, $1,499/sf, 34 for sale.Read on 12 October 2026](https://bluebaybrokers.com/sf-key-biscayne) [**Coconut Grove** No short stays, year-round rentals only. Median sale $2,750,000, $1,053/sf, 88 for sale.Read on 12 October 2026](https://bluebaybrokers.com/sf-coconut-grove) [**Coral Gables** No short stays, year-round rentals only. Median sale $2,178,750, $923/sf, 136 for sale.Read on 12 October 2026](https://bluebaybrokers.com/sf-coral-gables) [**Which cities near Miami allow short stays in houses?** The rule city by city, with the ordinance and its date, for every zone we measure.Read on 19 September 2026](https://bluebaybrokers.com/str-cities-near-miami)

[All single-family zones →](https://bluebaybrokers.com/single-family-investment-miami)

Asked before every shortlist

## Sunset, *the questions that decide*

**Are short-term rentals allowed in single-family homes here?**

We have not read the South Miami ordinance yet, so this page does not say. Under Florida Statute 509.032(7)(b) a city may only prohibit or limit vacation rentals through rules adopted on or before 1 June 2011; the answer is the ordinance number and its date, which we read before any shortlist. Any stay of six months or less needs the state DBPR licence and carries the tourist tax regardless.

**What does a single-family house cost in Sunset?**

48 are for sale on 19 October 2026, at a median asking price of $9,287,500 and $1,577 per square foot, from $1,299,000 to $148,000,000. Over the previous twelve months 90 sold, at a median $5,725,000 and $1,281 per square foot, in a median 86 days and at 95.1% of the last asking price.

**What does a house rent for in Sunset?**

65 single-family houses were leased through the MLS in the twelve months to 19 October 2026, at a median $13,800 a month and $4.85 per square foot. Against the median house sold in the same period that is a 2.9% gross yield before property tax, insurance, upkeep and vacancy, and it is a long-lease number, not a short-stay projection.

**Is Sunset one market?**

No. Grouped by postcode, the spread is real: 33143 asks a median $7,945,000 ($1,509/sf); 33156 asks a median $22,000,000 ($3,132/sf). Anyone quoting you a single average is averaging across all of them.

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