Q1 2026 NORMANDY SHORES & NORMANDY ISLE - SINGLE FAMILY HOMES

Q1 2026 MARKET PERFORMANCE

Q1 SINGLE FAMILY HOMES | NORMANDY SHORES & NORMANDY ISLE

As we move through the first quarter of 2026, the Normandy market continues to demonstrate a shift toward normalization. Data from Q1 confirms that while buyers remain active, the gap between aspirational pricing and market reality is being tested across both Normandy Isle and Normandy Shores.

NORMANDY ISLE – INVENTORY & SALES INSIGHTS:

Normandy Isle remains a value-driven market with strong differentiation between waterfront and non-waterfront properties.

• Waterfront Activity: High-end luxury inventory remains available, with significant listings on Bay Dr priced at $12,000,000.
  
  
• Market Adjustments: Evidence of price negotiations is visible in pending and closed-sale statuses. For instance, 1524 Biarritz Dr had a list price of $1,299,000 but went under contract with a last-reported price of $1,200,000.
  
  
• Non-Waterfront Stability: This segment continues to anchor neighborhood activity. Multiple active listings and pending sales are concentrated between $749,000 and $1,499,000, including properties on Verdun Dr, Biarritz Dr, and Normandy Dr.
  
  
• Inventory Trends: Homes priced accurately, such as those near the $995,000 mark on Biarritz Dr, see consistent engagement, while those exceeding market expectations face longer tenures on the market.

NORMANDY SHORES – INVENTORY & SALES INSIGHTS:

Normandy Shores is firmly positioned as a luxury-driven market, with Q1 2026 highlighting its bifurcated nature between ultra-luxury waterfront and golf course interior homes.

• Waterfront Market: Demand for premium waterfront homes remains high, with top-tier listings on N Shore Dr reaching as high as $15,750,000. Other significant waterfront inventory on S Shore Dr is priced between $5,950,000 and $10,925,000.
  
  
• Golf Course & Interior Homes: Non-waterfront properties, particularly those bordering the Normandy Golf Course, are seeing efficient movement. Listings such as 905 Fairway Drive at $2,575,000 and 270 N Shore Dr at $3,980,000 attract buyers seeking entry into this exclusive gated community.
  
  
• Sales Execution: Strategic pricing is yielding results; 410 S Shore Dr moved to a "Contract for Sale" (CS) status with a price adjustment from $3,597,000 to $3,450,000, proving that buyers are disciplined even in the luxury tier.

As we progress into 2026, Normandy Shores and Normandy Isle are positioned as stable, opportunity-driven markets. Success for sellers now hinges on strategic pricing and standout presentation, as buyers are increasingly utilizing data-driven decision-making to find value.

If you’re considering buying, selling, or simply want to understand where your property fits in today’s market, I’m always happy to help. I live here, work here, and take pride in guiding my neighbors with clarity, honesty, and local expertise.

NORMANDY SHORES WATERFRONT

NORMANDY SHORES NON-WATERFRONT

DAYS ON THE MARKET:
AVERAGE DOM: 136 days 
Median DOM: 122 days 

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NORMANDY ISLE WATERFRONT

NORMANDY ISLE NON-WATERFRONT

DAYS ON THE MARKET:
Average DOM: 88 days 
Median DOM: 44 days 

_{Based on information from the Miami Dade County Property Appraiser. This information may or may not include all properties sold in Normandy Shores Waterfront during the reporting period. The accuracy of information in this report is dependent upon the aforementioned source, and is not guaranteed. If your property is presently listed with another broker, this is not a solicitation of that listing.}