Q3 NORMANDY SHORES & NORMANDY ISLE - SINGLE FAMILY HOMES

Q3 2026 MARKET PERFORMANCE

Q3 SINGLE-FAMILY HOMES | NORMANDY SHORES & NORMANDY ISLE

As we close the third quarter of 2026, the Normandy real estate market shows distinct patterns across its waterfront and non-waterfront single-family home segments. Normandy Shores recorded five closed sales, while Normandy Isle recorded one. Available inventory spans a broad range of prices, offering buyers choices across both neighborhoods.

NORMANDY ISLE – INVENTORY & SALES INSIGHTS

Normandy Isle ended Q3 with available inventory in both segments, one pending waterfront property, and one completed non-waterfront sale.

Waterfront Activity: Two waterfront homes were available for sale, with asking prices ranging from $4,700,000 to $12,000,000. An additional waterfront home at 1920 Bay Dr was pending at $5,500,000. No waterfront sales were recorded in the provided Q3 report.

Non-Waterfront Sales: 1311 Bay Dr closed for $2,950,000 on August 7, representing the neighborhood’s only completed single-family home sale in the report.

Available Inventory: Eleven unique non-waterfront homes were available, with asking prices ranging from $725,000 to $2,950,000. No non-waterfront homes were listed as pending.

Market Pace: Average cumulative days on market were approximately 129 days for waterfront properties and 167 days for non-waterfront properties, based on the active, pending, and sold homes included in the report.

NORMANDY SHORES – INVENTORY & SALES INSIGHTS

Normandy Shores recorded sales across both segments during Q3, with waterfront transactions ranging from $3.3 million to $7 million.

Waterfront Market: Five waterfront homes were listed as active or active with contract, with asking prices ranging from $6,295,000 to $22,000,000. This includes 470 S Shore Dr, listed as active with contract at $8,800,000. No waterfront homes were separately listed as pending.

Waterfront Sales: Three waterfront homes closed during Q3. 425 N Shore Dr sold for $7,000,000 on July 17, 1040 S Shore Dr closed for $4,400,000 on July 21, and 970 S Shore Dr sold for $3,300,000 on August 17.

Non-Waterfront Activity: Two non-waterfront homes were available, with asking prices ranging from $2,575,000 to $3,189,000. 485 S Shore Dr was pending at $1,690,000.

Non-Waterfront Sales: Two homes closed during the quarter: 545 S Shore Dr sold for $2,700,000 on August 28, and 270 N Shore Dr closed for $3,670,000 on September 16.

Market Pace: Average cumulative days on market were approximately 348 days for waterfront properties and 110 days for non-waterfront properties. Several waterfront listings had substantially longer marketing periods, raising that segment’s average.

As we move into the final quarter of 2026, these figures highlight the importance of evaluating each property within its specific market segment. Waterfront homes continue to command premium prices, while non-waterfront properties offer a broader range of entry points into the Normandy neighborhoods. For sellers, thoughtful pricing and strong presentation remain central to a competitive marketing strategy.

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: 210 days 
Median DOM: 90 days 

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NORMANDY ISLE WATERFRONT

NORMANDY ISLE NON-WATERFRONT

DAYS ON THE MARKET:
Average DOM: 210 days 
Median DOM: 100 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.}