How to Flip Houses in Miami, FL
Flipping in Miami lives or dies on two numbers: median sale price ($603k) and YoY appreciation (-1.6%). The arithmetic of your exit is what those numbers say it is.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
Miami is a workable flip market — neither bonanza nor minefield. Standard underwriting discipline applies.
- → Median sale $603,333 · YoY -1.6%
- → Median DOM 57 days — moderate
- → 7.4% sold above list — price right, not cheap
- → Underwrite to a textbook 70% rule
Miami's flip math starts at a median sale price of $603,333 and a YoY trajectory of -1.6%. Appreciation is flat — neither tailwind nor headwind. ARV underwriting can use today's comps without an aggressive discount, which is actually the easiest environment to operate in.
Your exit speed depends on buyer urgency. Miami's median DOM is 57 days against a sale-to-list ratio of 0.963 and 7.4% of sales closing above list. That's a moderate-paced market — 30-45 days from list-to-close is the realistic budget. Underwrite to that, not to the optimistic 21-day flip-tape narrative.
Rehab scope discipline is the other half. At a $603k median sale, Miami buyers expect modern finishes — quartz, real subway tile, durable LVP at minimum. Cheap-flips get destroyed in inspection here. Budget $30-50/sqft for a full cosmetic rehab.
Net: the 70% rule (purchase + rehab + carry + closing ≤ 70% of ARV) is the only thing keeping flippers solvent. Miami's data rewards textbook 70% discipline.
The numbers behind the analysis.
Same Miami data, different lens.
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Subject-to, seller financing, wraps, and lease-options sized for the local market.
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