Hibiscus & Palm Islands Market Report · Issue #26 · December 01, 2025

Market Cools as Both Sales and Prices Soften

Prepared by The Lieberbaum Group - 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.

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🌴 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

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🏠 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.

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🏆 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

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💡 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.

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👋 About The Lieberbaum Group

The Lieberbaum Group is a mother-and-son real estate team with $30M+ in recent Miami sales, specializing in Hibiscus Island, Palm Island, and Miami Beach.

• Kyle Lieberbaum: 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.

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📬 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@Lieberbaum.com
📱 305-761-0271

Data is deemed reliable but not guaranteed. Compiled December 01, 2025 from Miami Beach MLS.