Hibiscus & Palm Islands Market Report - Issue #26 - December 01, 2025
Waterfront softening, non-waterfront edging up, and rentals showing a wide spread. Six sales and slower pace mean buyers have leverage—get the full numbers for Hibiscus and Palm Islands.
Market Cools as Both Sales and Prices Soften
Prepared by REHub Miami - a mother-and-son real estate team with $30M+ in recent Miami sales and a Blackstone investment background, specializing in Hibiscus Island, Palm Island, and Miami Beach.
Big Picture in 30 Seconds
Sales data from December 2024-November 2025 (LTM). Rental data as of 12/1/2025.
- Waterfront softening: Averaging $3,148/SF, down 6.3% year over year.
- Non-waterfront rising: Averaging $1,407/SF, up 1.7% from last year.
- Island comparison: Hibiscus at $2,011/SF; Palm at $2,544/SF with Hibiscus having the fastest sales pace (183 days on market).
- Activity slowdown: 6 total sales, down 50% year over year. Average days on market: 215 days (25% slower than last year).
- Waterfront premium: True waterfront continues to command roughly a 124% premium over non-waterfront.
- Rental overview: 16 active listings, ranging from $15K to $125K/month.
- Median asking: Waterfront $72K, Non-waterfront $20K
- Palm median: $62K
- Hibiscus median: $42K
Current Rental Market
16 single-family homes available · Median monthly rent · As of December 01, 2025
| Location | 3 BR | 4 BR | 5 BR | 6 BR | 7+ BR |
|---|---|---|---|---|---|
| Hibiscus WF | - | - | $68K | $65K | - |
| Hibiscus Non-WF | - | $20K | $30K | - | - |
| Palm WF | $45K | - | $41K | $80K | $110K |
| Palm Non-WF | - | $20K | - | - | - |
Recent Momentum
(June–November 2025 vs December 2024–May 2025)
Sales ↓ 50.0% · $/SF ↓ 1.7% · DOM ↓ 10.4%
Buyers have more leverage - fewer transactions and softer pricing, but serious buyers are closing faster.
Recent Notable Sales on Hibiscus & Palm Islands
Hibiscus Island - Sold for $31.8M
370 S Hibiscus Dr
$2,952 per SF · 10,754 SF · 5 bed · 6 bath · Built 2016 · 183 days on market · Waterfront · Pool
Hibiscus Island - Sold for $9.9M
65 S Hibiscus Dr
$1,530 per SF · 6,491 SF · 7 bed · 8 bath · Built 2020 · 163 days on market · Pool
Palm Island - Sold for $8.9M
316 S Coconut Ln
$3,808 per SF · 2,340 SF · 4 bed · 5 bath · Built 1940 · 207 days on market · Waterfront · Pool
Palm Island - Sold for $7.0M
277 N Coconut Ln
$2,684 per SF · 2,608 SF · 5 bed · 6 bath · Built 1950 · 437 days on market · Waterfront · Pool
Hibiscus Island - Sold for $3.9M
118 E 3rd Ct
$1,549 per SF · 2,517 SF · 4 bed · 4 bath · Built 1941 · 223 days on market
What This Means If You Own Here
Thinking About Selling Your Home?
-
Waterfront sellers: 3 sales · $3,148/SF · about 207 days on market The market has cooled - longer days on market and softer prices. Translation: realistic pricing is critical - consider what today's buyers are actually paying.
-
Non-waterfront sellers: 3 sales · $1,407/SF · about 223 days on market Homes are taking longer to sell - buyers are pickier. Translation: prices are holding, but presentation still matters for top dollar.
Thinking About Renting Your Home?
- Waterfront owners: Current median asking rent is $72K/month with 10 competing listings on the market.
- Non-waterfront owners: Current median asking rent is $20K/month with 6 competing listings on the market.
- With 16 active rentals, the market is competitive - presentation and pricing matter.
Long-Term Owners
Even if you are not planning to move, understanding current values matters for refinancing, insurance, and estate planning. The market has shifted - knowing where you stand is smart.
By the Numbers (Still Simple)
- Total single-family sales: 6
- Total sales volume: ~$65M
- Median sale price: $8.0M
- Average price per square foot (all single-family): $2,277/SF
- Typical time to sell: about 215 days (7.2 months)
- Current active listings: ~20 homes on the islands
You do not need to memorize any of this - it's here so you have real numbers, not just headlines.
About REHub Miami
REHub Miami is a mother-and-son real estate team with $30M+ in recent Miami sales, specializing in Hibiscus Island, Palm Island, and Miami Beach.
- Kyle Benjamin: Former investment professional at Blackstone, bringing a financial and analytical lens to pricing, offer strategy, and negotiations.
- Kimberley Lieberbaum: Decades of experience living and working in Miami, with a deep understanding of the islands and their buyers.
Together, we combine hard data with on-the-ground insight to help you decide if, when, and how to move - or whether staying put is the smartest move.
Curious What Your Home Would Sell For Today?
If you would like a private, property-specific valuation (not just a Zestimate-style guess), reach out any time:
kyle@rehubmiami.com | 786-833-9377
Data is deemed reliable but not guaranteed. Compiled December 01, 2025 from Miami Beach MLS.
Condo buildings in Miami Beach
Photos, floor plans, amenities, and current units for sale and rent in each.
- 1 Hotel & Homes
- 1000 Venetian Way
- 1215 on West
- 1250 West Avenue
- 1500 Ocean Drive
- 1818 Meridian House
- 321 Ocean
- 42 Pine
- 5600 Collins
- 57 Ocean
- 72 Carlyle Miami Beach Residences
- 72 Park
- 7200 Collins
- Akoya
- Aman Tower
- Apogee South Beach
- Artecity Governor
- Bath Club
- Bayside Village
- Bayview
- Bayview
- Bel Aire on the Ocean
- Belle Plaza
- Belle Towers
- Bentley Bay
- Blue Diamond
- Boulan South Beach
- Carillon Miami Beach
- Carriage Club North
- Casa Cipriani
Tags
Born and raised in Miami, Kyle Benjamin combines a background at Blackstone and Oppenheimer & Co. with hands-on coding and financial analysis. He founded REHUB Miami to make South Florida real estate easier to research through building comparisons, market data, floor plans, and local insights.
Read Kyle’s full bioRelated Articles
Venetian Islands Market Report - Issue #5 - December 01, 2025
Waterfront prices are up, activity is rising, and the premium for true waterfront on the Venetian Islands now sits near 174%. Dive into the latest sales, pace, and what it means for sellers and buyers.
Venetian, Sunset, Palm or Hibiscus? What Your House Budget Buys
$6 million gives you five Venetian houses to compare and none on Sunset. At $20 million, waterfront enters the search. Here is where each island fits your budget.
Continuum North vs Continuum South: The 2026 Market Report
Real MLS data across both Continuum towers -- median close per foot, active list per foot, sale-to-list, days on market, and the recent-comp roster -- benchmarked against the South of Fifth neighborhood and the Miami-Dade condo metro.