Is the Upper Eastside Up or Down? Reading Several Medians and Sales Counts

How can houses fall 6.4 percent while condominiums rise 32.9 percent?

The statistics page splits sales by type for January to September. Single-family houses had 91 sales at a median of $1,545,000, against $1,650,000 in the same months of 2025. That is a fall of 6.4%. Condominiums and townhouses had 50 sales at $485,000, against $365,000, which is a rise of 32.9%. Both percentages are this brief's arithmetic. The page shows the two groups side by side, and a reader who sees only the blended headline would see something in between.

A median of 50 sales can move by a third when the mix of buildings changes. A few sales in newer waterfront buildings, with higher prices per square foot, would raise a condominium median without any older unit gaining a dollar. A few sales in older boulevard buildings would lower it. The page does not say which, and this brief offers both as possibilities and not as findings. The same caution applies to the house median, which is the middle of 91 sales that range from a mid-century bungalow to a bayfront estate.

The brokerage page shows the same type split with different numbers. It shows a median of $382,500 for 38 condominium sales, which is 21% below the statistics page's $485,000, and 56 days to sell houses against 71 for condominiums. Its search area is narrower, covering Palm Bay, Legion Park, Belle Meade West and the blocks around them, and the page says it publishes a figure only where at least 10 sales support it. The difference between $382,500 and $485,000 is most likely the area and the period, and this brief cannot say more.

Redfin's 10.2% rise belongs to a third group of sales, all home types for a single month, February 2026, and it rests on 49 sales. It is a different measure over a different period. None of the three pages is wrong. They do not describe the same sales, and a seller should know which one an agent or a buyer is quoting.

Why do the sales counts differ so much?

The statistics page counts 141 sales, 91 houses and 50 condominiums and townhouses, in nine months. At that pace the year would be about 188, which is this brief's arithmetic and assumes a steady rate. The brokerage page counts 54 in twelve months, 16 non-condominium sales and 38 condominium sales. Redfin counts 49 in February alone, up from 40 a year earlier.

These cannot all describe the same area. If 49 homes sold in one winter month in Redfin's area, the twelve-month total there would plausibly be well above 54, which suggests that the Redfin area is larger than the brokerage's. That is an inference. The statistics page's area, from about 50th Street north to the Miami Shores line, sits between them. A Miami brokerage's city guide describes the neighborhood as running along the boulevard from roughly 50th to 87th Streets and as including Morningside, Belle Meade and Bayside (Miami Lux Homes, Upper Eastside guide), and the brokerage page's area is a part of that.

The count matters because the median depends on it. A median of 16 sales, as on the brokerage page, can be moved by a single closing. Its own figures show why: the middle half of its sales fall between $568,000 and $5,250,000, a ratio of 9.2 times, and the highest sale was $8,650,000. An average of $2,088,438 against a median of $882,500 is 2.4 times, which tells us a few large sales pull the average up.

A seller who is told that the Upper Eastside median is $882,500, $1,315,000 or $1,545,000 should ask three things: how many sales, which streets and which months. Without those, the number is a talking point.

What do the days on market and months of supply show?

The pages give a range of speeds. Redfin shows a median of 105 days on market for February, against 154 a year before. The data page for the postal area shows 89 days, up 24.0% on the year. Homes.com shows an average of 110 days for the northern part of the neighborhood. The brokerage page shows a median of 56 days for non-condominium sales and 71 for condominiums, and says sales closed at 93.5% of the original asking price, with a third of sellers cutting the price first by a typical 7.5%.

Two of these measures point up and one points down, and they cover different months. Redfin's fall from 154 to 105 days was for a single winter month. The postal area page's 24.0% rise was for the year to May. It is possible for both to be true, because a market can be quicker in February and slower in the spring, and the two pages do not overlap in their dates. This brief does not claim a trend from them.

Months of supply shows the split between types. The statistics page shows 5.1 months of supply for houses. The brokerage page says its condominium market has 43 homes available against 38 sales in twelve months. That is about 13.6 months at the pace of the last year, which is this brief's arithmetic, and the page itself says buyers have the advantage in that segment. By the page's own rule of thumb, under 4 months favors sellers and over 6 favors buyers, so houses are close to balanced and condominiums are well on the buyer's side.

For a house owner, the figure that matters is closer to 5.1 months than to 13.6. For a condominium owner, the reverse. The headline medians do not show the difference, which is another reason to ask which kind of home a figure describes.

What does the 93.5 percent figure mean for a seller?

The brokerage page says homes sold at 93.5% of the first asking price, not the last one, and that 33% of sellers in its first block of sales and 34% of sellers in its condominium block cut their price first. The typical cut was 7.5% for the first block and 7.9% for the second. The percentages describe the sales that closed. They do not describe the listings that withdrew or expired, which the page says are not captured, and it warns that a home taken off the market and relisted starts its clock again, so days on market are understated.

That caveat is worth reading twice. The sales that closed at 93.5% of the first ask are the survivors. A seller who listed at a high price, waited and withdrew is not in the record. This brief cannot say how many such sellers there are in the Upper Eastside, and the pages do not either. It means that the 56 and 71 days shown are shorter than the true time a typical seller spends, and the real discount is not known.

The arithmetic is simple. A 7.5% cut on a $1,545,000 house is about $115,875. A 7.9% cut on a $485,000 condominium is about $38,315. Those are this brief's illustrations of the typical cuts applied to the statistics page's medians. They are not the cuts any particular seller made.

There is a further point about how sellers read a price. Agents and owners sometimes describe pricing as a signal sent to the market, and a market that is read closely by buyers' agents can see that signal for what it is. In a market where a third of closed sellers cut first, the signal in an opening price is weaker than it seems. That is an inference and not a finding of the page.

What does the Census say, and why does it differ?

The Census profile for the postal area, which this brief uses for both the Upper Eastside and Morningside, gives a population of 28,980, a median household income of $75,051 and a median owner-occupied home value of $784,700, with a margin of error of $86,375. The data page's median home value of $796,000 is 1.4% above the Census figure, and that is close, but the two come from different methods and the data page's May reading is a model estimate. The agreement may be a coincidence.

The Census value is 60% of Redfin's sold median of $1,315,000 and 51% of the statistics page's house median, which are this brief's arithmetic. The gap is partly the mix. The postal area includes 6,556 rented homes out of 12,571 occupied homes, and many of them are in apartment buildings. It is also partly the owners' own estimate, which is how the Census asks. Median gross rent is $1,611, which is $19,332 a year, and the value of $784,700 is about 40.6 times that, a ratio that is this brief's arithmetic and which is only a rough guide.

The area's newer housing is a small part of it. Homes built since 2000 number 2,919 of 14,384 units, or 20.3%, from the 2000s, 2010s and since 2020. The largest single decade is the 1950s with 2,999 homes, or 20.8%. Those figures describe the postal area and not the historic streets, where the Homes.com guide says homes were built in the 1930s, 1940s and 1950s. A buyer of an older home may price in a roof, wiring and storm protection, and that is a general observation and not a measured one.

Source: the five pages as cited. The 1.94 times and 9.2 times figures are this brief's arithmetic. Commercial content; not independently verified.

What do the Miami-Dade series add?

Realtor.com publishes county series through the Federal Reserve Bank of St. Louis. The Miami-Dade median days on market was 83 in May and 87 in September, up 4.8% (Realtor.com, days on market). Active listings were 17,140 in May and 17,010 in September, down 0.8% (Realtor.com, active listings). The county median listing price moved from $595,000 in May to $589,000 in September, down 1.0% (Realtor.com, median listing price).

The count of homes with a price reduction was 3,312 in March and 2,924 in July (Realtor.com, price reduced count), which is 17.7% of the 16,534 active listings in July. All of these percentages are this brief's arithmetic. The county ran slower and a little cheaper in the summer, while the neighborhood pages show a wide range around a much higher price level.

The statistics page gives the county's houses a median of $685,000 and condominiums $424,000 for the year to September, with 5.8 and 13.8 months of supply. The Upper East Side's house median of $1,545,000 is 2.3 times the county's, and its condominium median of $485,000 is 1.1 times. Supply for houses, at 5.1 months, is a little tighter than the county's 5.8. These are this brief's comparisons of two rows in the same table.

These are county figures, not Upper Eastside figures, and the series titles were checked on their series pages. Readers comparing markets can also read the Morningside brief and the Coral Way brief.

Source: Realtor.com series published by the Federal Reserve Bank of St. Louis as cited. The 4.8%, 0.8%, 1.0%, 17.7% and 2.3 times are this brief's arithmetic. The series names were checked against the series pages.

What should an owner ask, and what does a private sale change?

Ask whether the home is a house or a condominium, since the two moved in opposite directions this year. Ask how many sales sit behind a figure and which streets they cover. Ask whether it is a sold price, a list price or an estimate, and ask for the date. Ask what share of sales closed after a price cut, because the survivors in a median are not the whole market.

A private sale changes how a home reaches a buyer. With Maison Off-Market there are no showings and no neighbors talking about a sale, the closing date can be flexible so that an owner has time to find a new home, there are no commission costs, there are no closing costs and there are no inspections or repairs. For an owner of a historic home with a long list of small repairs, the last of those is the one that many people ask about first. This brief does not claim that a private sale always brings a higher price than a public listing.

Fee arithmetic shows why the commission point matters, without assuming any rate. Each 1% of a sale price is $8,825 at $882,500, $13,150 at $1,315,000 and $15,450 at $1,545,000. At 3% those amounts are $26,475, $39,450 and $46,350. At 5% they are $44,125, $65,750 and $77,250. These are illustrations of what a percentage means on each of the figures in this brief, and they are not a statement of what any agent charges or what any sale would cost.

If you are weighing a sale of an Upper Eastside home, one conversation costs nothing and obliges you to nothing. We ask about the home, the timing you would like and what you would need from a buyer, and we say plainly whether a private sale fits.

If you would like a private, no-obligation offer for an Upper Eastside home, call 401-219-4207 or use the contact form on this site.

Methodology and limitations

Prices, sales counts, days on market and supply come from a statistics page for the Upper East Side with sales to September 30, 2026, Redfin's neighborhood page for February 2026, a brokerage page with data as of September 22, 2026, a data page for the postal area with figures to May 2026 and Homes.com's neighborhood guide. The sources cover different areas and periods, and most are commercial pages, so they are not independent.

Census figures come from the American Community Survey 2020-2024 five-year estimates for the postal area, through Census Reporter. County series are Realtor.com data published by the Federal Reserve Bank of St. Louis for Miami-Dade County, Florida, and the series titles were checked on the series pages. Percentages, gaps, ratios and fee amounts are this brief's own arithmetic and are labeled as such. Where a reading goes beyond what a page says, it is called an inference. No agent contact details or street addresses from the pages are reproduced.

Conclusion

The Upper Eastside record shows a house median down 6.4% and a condominium median up 32.9% on one page, a Redfin median up 10.2% on another, five medians from $796,000 to $1,545,000, and sales counts of 49 in a month, 54 in a year and 141 in nine months. One page says a third of sellers cut their price first, and its median rests on 16 sales.

It does not fix a price for any one home. The choice between a public listing and a private sale comes down to whether an owner would rather meet showings, price cuts and a public clock, or sell quietly on a date that suits them. Maison Off-Market speaks only to sellers, and a conversation costs nothing.