Where the listing data comes from
Listing data comes from MIAMI MLS and BeachesMLS through our licensed MLS data feed. We check the listings about every hour. Many homes are listed in both MLS systems. We count each home once.
Information is deemed reliable but not guaranteed. Every listing page names the listing office and shows when the listing was last updated.
What "for sale" and "for rent" mean
- For sale: homes and condos listed for sale that are active, active under contract or pending in the MLS.
- For rent: homes and condos listed for lease in the MLS. Most are 12-month leases. We do not have short-term or vacation rentals.
Medians
- Median asking price: the middle asking price of the homes for sale on a page. Half ask more and half ask less.
- Price per sq ft: the asking price divided by the living area stated in the listing. We show the median of these values.
- Days on the market: from the MLS when the listing states it, or counted from the listing date.
- HOA fee per sq ft: on building pages, the monthly association fee stated in each listing, divided by the living area of that unit.
We use asking prices only. We do not publish sold prices.
Shares
- "On the water": the share of homes for sale that the MLS marks as waterfront.
- "Allow pets": the share of listings that allow pets, among the listings that state a pet policy. Each building or association sets its own rules, so ask before you buy or rent.
Building pages
A building page groups the listings at the building's street addresses. The number of towers, floors and units comes from public records and from text we review. "Rules, as the listings state them" repeats what listing agents wrote. The association has the final word.
New developments
Facts about new developments come from RealVista's new-development database, which we update every week. Prices are asking prices recorded for each project, not sale prices. Delivery dates are estimates and often move. Units for sale in a project come from the MLS.
What we do not publish
- Sold prices.
- Value estimates for homes whose sellers asked to hide them.
- Listings whose sellers asked to keep them off the internet.
- Rules for short-term or vacation rentals. No MLS field holds them.
Quoting our numbers
Please quote the page address and the date shown on the page. For market numbers, add: "MIAMI MLS and BeachesMLS data via RealVista." If you find a mistake, write to support@realvista.com.