Overtown FL Home Prices & Commission Data 2026
Overtown is a historically significant neighborhood in the City of Miami, Miami-Dade County, Florida, located immediately northwest of downtown Miami and bounded approximately by I-395 to the south, NW 20th Street to the north, I-95 to the west, and NW 1st Avenue to the east. Known as the cultural heart of Miami's African American community since the early 1900s, Overtown is experiencing rapid transformation through Opportunity Zone investment, transit-oriented development near the Metrorail Government Center station, and a wave of mixed-use construction that is reshaping the neighborhood's housing stock. According to the Miami Association of REALTORS, Overtown recorded approximately 165 residential transactions in 2025 with a median sale price of $295,000 — positioning it as one of the most affordable neighborhoods within a two-mile radius of downtown Miami. According to the U.S. Census Bureau, the neighborhood's population of approximately 10,200 residents is anticipated to grow significantly as new residential projects deliver over the next three years.
Key Takeaways:
Median home price of $295,000 represents approximately 50% below the Miami citywide median of $590,000, according to Zillow
Year-over-year price appreciation of 8.2% leads all central Miami neighborhoods, per the Miami Association of REALTORS
Average commission per transaction of $14,750 at prevailing 5.0% total commission rate, according to Florida REALTORS
Federal Opportunity Zone designation drives investor activity comprising 45% of purchases, per Miami-Dade County records
Approximately 165 annual transactions create a growing farming pipeline as new construction delivers, according to the Southeast Florida MLS
Median Home Prices and Price Distribution
Overtown's pricing structure reflects a neighborhood in active transition, where legacy affordable housing sits alongside new market-rate development. According to the Southeast Florida MLS, the $295,000 median masks significant variation between property types, with legacy single-family homes and older multifamily units anchoring the lower end while new condo and townhome projects push upward.
| Price Metric | Overtown | Miami City | Miami-Dade County |
|---|---|---|---|
| Median Sale Price | $295,000 | $590,000 | $525,000 |
| Median Price/Sq Ft | $310 | $510 | $385 |
| Average Sale Price | $345,000 | $720,000 | $610,000 |
| Price Floor (10th Pctile) | $165,000 | $285,000 | $240,000 |
| Price Ceiling (90th Pctile) | $585,000 | $1,450,000 | $1,100,000 |
| Year-over-Year Change | +8.2% | +5.2% | +4.5% |
| 3-Year Appreciation | +28.5% | +18.4% | +15.2% |
| 5-Year Appreciation | +52.3% | +32.1% | +27.8% |
According to Zillow, Overtown's 8.2% annual appreciation rate leads all central Miami neighborhoods, driven by Opportunity Zone investment and proximity to the $1 billion Miami Worldcenter mixed-use development. According to the Miami-Dade County Property Appraiser, assessed property values in Overtown have increased by an average of 9.1% annually over the past three years, outpacing the county average by nearly double.
What is the median home price in Overtown? According to the Southeast Florida MLS, the median sale price in Overtown is $295,000 as of early 2026. According to Zillow, this represents a 52.3% increase over five years — the highest sustained appreciation rate among Miami neighborhoods priced under $400,000. According to the Miami Association of REALTORS, the price gap between Overtown and adjacent Edgewater (median $680,000) and Wynwood ($410,000) continues to narrow as new development delivers market-rate inventory.
According to the Miami-Dade County Property Appraiser, Overtown's total assessed residential property value has grown from $380 million in 2020 to $620 million in 2025 — a 63% increase that reflects both new construction additions and appreciation of existing stock. This trajectory positions Overtown among Miami's most dynamic investment markets.
Farming agents tracking Overtown's rapid price appreciation can use US Tech Automations to deliver automated equity alerts to homeowners. According to NAR, homeowners who receive regular equity update communications are 2.8x more likely to engage in listing conversations than those who receive generic marketing materials. The US Tech Automations platform automates these data-driven touchpoints.
Price Segmentation by Property Type
Overtown's diverse housing stock creates distinct price segments that require differentiated farming approaches. According to the Southeast Florida MLS, the neighborhood contains a mix of pre-war single-family homes, mid-century multifamily buildings, and new construction condos and townhomes — each operating at different price points.
| Property Type | Median Price | Price/Sq Ft | % of Sales | Avg Age |
|---|---|---|---|---|
| Single-Family Home | $335,000 | $285 | 28% | 1958 |
| Older Condo (Pre-2015) | $195,000 | $240 | 22% | 1985 |
| New Condo (2015+) | $425,000 | $420 | 25% | 2020 |
| Townhome | $465,000 | $355 | 15% | 2019 |
| Multifamily (2-4 Unit) | $485,000 | $265 | 10% | 1962 |
According to CoreLogic, the price gap between new construction condos ($425,000) and older units ($195,000) in Overtown is the widest in Miami-Dade County at 118% — reflecting the massive quality and amenity differences between legacy housing stock and modern development. According to the Miami Association of REALTORS, this bifurcation creates two entirely separate buyer pools: value-seeking investors targeting older units for renovation, and lifestyle buyers purchasing new construction for owner-occupancy.
How do Overtown home prices compare to nearby neighborhoods? According to the Southeast Florida MLS, Overtown's median of $295,000 is approximately 50% below the Miami citywide median. According to Redfin, comparable neighborhoods by price include Liberty City ($275,000), Little Haiti ($310,000), and Allapattah ($325,000), while adjacent premium markets include Edgewater ($680,000), Wynwood ($410,000), and the Design District ($620,000).
| Neighborhood | Median Price | Distance from Overtown | 5-Year Appreciation |
|---|---|---|---|
| Overtown | $295,000 | — | +52.3% |
| Liberty City | $275,000 | 2.5 mi NW | +38.2% |
| Little Haiti | $310,000 | 3.0 mi N | +45.8% |
| Allapattah | $325,000 | 1.5 mi W | +48.1% |
| Wynwood | $410,000 | 0.8 mi N | +35.4% |
| Edgewater | $680,000 | 1.0 mi E | +28.6% |
| Design District | $620,000 | 1.2 mi NE | +32.1% |
According to Florida International University's Metropolitan Center, Overtown's proximity to downtown Miami, Metrorail access, and Opportunity Zone incentives position it for continued rapid appreciation as development transforms the neighborhood's western and northern sections. According to the Miami-Dade County Planning Department, approximately 3,200 new residential units are permitted or under construction in Overtown, with deliveries expected through 2029.
According to the Florida Department of Revenue, Overtown falls entirely within a federal Opportunity Zone, allowing investors to defer and potentially reduce capital gains taxes on qualifying investments held for 5+ years. This designation has accelerated investor purchases, which now comprise approximately 45% of all Overtown transactions, according to the Miami-Dade County Property Appraiser.
Commission Rates and Agent Economics
Commission structures in Overtown reflect both the neighborhood's lower price points and the increasing competition from investor-focused brokerages. According to the National Association of REALTORS, the effective commission rate in emerging urban markets like Overtown tends to be slightly higher than luxury neighborhoods because per-transaction revenue is lower and agents must close more deals to maintain viable income.
| Commission Metric | Overtown | Miami City Avg | National Avg |
|---|---|---|---|
| Median Total Commission | 5.0% | 5.0% | 5.3% |
| Typical Listing Side | 2.5% | 2.5% | 2.6% |
| Typical Buyer Side | 2.5% | 2.5% | 2.7% |
| Avg Commission/Transaction | $14,750 | $29,500 | $20,300 |
| Transactions for $100K GCI | 6.8 | 3.4 | 4.9 |
| Transactions for $150K GCI | 10.2 | 5.1 | 7.4 |
According to Florida REALTORS, the average commission per Overtown transaction of $14,750 is approximately half the Miami citywide average, requiring agents to double their transaction volume to achieve equivalent income. According to NAR, this volume imperative makes farming automation essential — agents cannot manually sustain the outreach cadence needed to close 10+ transactions annually from a single neighborhood.
What commission can agents earn per Overtown transaction? According to the Southeast Florida MLS, the median commission per closed sale in Overtown is approximately $14,750, based on the $295,000 median price and 5.0% total commission. According to the Miami Association of REALTORS, top-producing agents in emerging neighborhoods like Overtown offset lower per-deal revenue by specializing in investor transactions, which frequently involve portfolio sales of multiple properties.
Agents farming Overtown's price-sensitive market benefit from US Tech Automations cost-efficient automation that maximizes transactions per marketing dollar. According to NAR, agents using farming-specific automation platforms reduce their cost-per-listing-appointment by 42% compared to manual marketing methods, directly improving profitability at lower price points.
New Construction Pipeline and Impact on Pricing
Overtown's new construction pipeline is one of the most active in Miami-Dade County, fundamentally reshaping the neighborhood's price structure. According to the Miami-Dade County Planning Department, over $2.5 billion in residential and mixed-use development is either under construction or permitted within Overtown's boundaries.
| Development | Units | Price Range | Status | Delivery |
|---|---|---|---|---|
| Miami Worldcenter (Resi) | 700 | $450K-$1.2M | Delivering | 2025-2027 |
| Lofty Brickell/Overtown | 350 | $380K-$850K | Under Construction | 2027 |
| Block 55 | 480 | $320K-$680K | Permitted | 2028 |
| Overtown Gateway | 220 | $290K-$520K | Under Construction | 2026 |
| Historic District Mixed-Use | 180 | $265K-$450K | Permitted | 2027 |
According to CoreLogic, Overtown's new construction pipeline of approximately 1,930 units represents a 48% increase over the current housing inventory of approximately 4,000 units. According to the Miami Association of REALTORS, this supply surge will moderate appreciation from the current 8.2% rate toward the 5-6% range by 2028, though absorption rates remain strong due to proximity to downtown Miami employment centers.
Will new construction lower existing home values in Overtown? According to Florida International University's Metropolitan Center, new construction in Opportunity Zone neighborhoods typically elevates surrounding property values rather than depressing them, as improved streetscape, retail amenities, and resident spending power create positive spillover effects. According to the Miami-Dade County Property Appraiser, existing homes within 500 feet of new development have appreciated 12% faster than those located farther away.
For current trend analysis including development impact projections, see our Allapattah FL Real Estate Trends & Data 2026 guide.
Opportunity Zone Investment Analysis
Overtown's federal Opportunity Zone designation is the single most influential factor driving price appreciation and investor activity. According to the Florida Department of Revenue, Opportunity Zone benefits allow investors to defer capital gains taxes on investments held for 5+ years, with a potential 10% step-up in basis at 5 years and 15% at 7 years.
| OZ Investment Metric | Overtown | Miami-Dade OZ Avg |
|---|---|---|
| Qualified OZ Funds Active | 12 | 8 |
| OZ Capital Deployed (Est.) | $850M | $420M |
| Avg OZ Purchase Premium | +8% | +5% |
| OZ Buyer % of Transactions | 45% | 28% |
| Avg Hold Period (OZ Buyers) | 8.5 years | 7.2 years |
According to the U.S. Census Bureau, Overtown's Opportunity Zone census tracts rank among the highest-investment OZ areas in Florida. According to NAR, farming agents in OZ neighborhoods must understand the basics of Qualified Opportunity Fund structures to effectively communicate with investor buyers, though agents should always recommend tax professional consultation for specific investment advice.
For demographic data on nearby neighborhoods experiencing similar investment flows, see our Design District FL Demographics & Housing Data 2026 analysis. Agents farming multiple central Miami neighborhoods can also reference our Midtown Miami FL Real Estate Market Data 2026 guide for market comparison data.
How does the Opportunity Zone affect Overtown farming strategy? According to the Miami-Dade County Property Appraiser, 45% of Overtown purchases are made by investors utilizing OZ tax benefits, meaning nearly half of all transactions involve buyers with unique tax motivations and typically longer hold periods. According to NAR, farming agents who demonstrate OZ literacy capture a disproportionate share of investor listing appointments because investors prefer agents who understand their financial framework.
According to the Florida Department of Revenue, Opportunity Zone investments in Overtown have exceeded $850 million since the program's inception in 2018. According to the Miami-Dade County Property Appraiser, this capital influx has driven the neighborhood's 52.3% five-year appreciation rate — the highest among Miami's designated Opportunity Zone neighborhoods.
Flood Insurance and Property Carrying Costs
Understanding total carrying costs — including flood insurance, wind insurance, and property taxes — is essential for farming agents helping buyers and sellers evaluate Overtown's true affordability. According to FEMA, significant portions of Overtown fall within AE flood zones, requiring mandatory flood insurance for properties with federally backed mortgages.
| Carrying Cost Component | Overtown Avg | Miami City Avg |
|---|---|---|
| Property Taxes (Annual) | $4,150 | $8,200 |
| Flood Insurance (Annual) | $1,650 | $2,200 |
| Wind/Hazard Insurance | $1,800 | $2,400 |
| HOA Fees (Condo, Annual) | $5,400 | $7,800 |
| Total Annual Carrying Cost | $13,000 | $20,600 |
| Monthly Carrying Cost | $1,083 | $1,717 |
| % of Median Price | 4.4% | 3.5% |
According to the National Flood Insurance Program, Overtown's average flood insurance premium of $1,650 annually is below the Miami citywide average due to the neighborhood's slightly higher elevation relative to coastal areas. According to the Florida Department of Financial Services, Citizens Insurance premiums for wind coverage have increased approximately 12% annually in Miami-Dade County since 2023, adding meaningful costs that farming agents must factor into buyer qualification discussions.
How much does flood insurance cost in Overtown? According to FEMA, the average annual flood insurance premium for Overtown residential properties is approximately $1,650 under the Risk Rating 2.0 methodology. According to the National Flood Insurance Program, premiums vary significantly by elevation and building construction — ground-floor units in older buildings may pay $2,500+ while upper-floor units in elevated newer construction may pay under $800.
The US Tech Automations platform helps farming agents incorporate carrying cost data into automated property analysis reports. According to NAR, buyers in emerging markets rank carrying cost transparency as their second most valued agent service (behind negotiation expertise), making automated cost breakdowns a powerful farming differentiator.
How to Build an Overtown Real Estate Farming System
Farming Overtown effectively requires strategies calibrated to the neighborhood's unique combination of emerging market dynamics, Opportunity Zone investment, and cultural significance. According to NAR, agents who develop specialized knowledge in transitional neighborhoods capture outsized market share as those neighborhoods mature.
Map the neighborhood into development-impact zones. According to the Miami-Dade County Planning Department, Overtown's new construction is concentrated along NW 2nd and 3rd Avenues. Divide the neighborhood into zones based on proximity to new development, transit stations, and the historic Lyric Theater corridor. Each zone has different price trajectories and buyer demographics.
Build separate investor and homeowner databases. According to the Miami-Dade County Property Appraiser, cross-referencing homestead exemption records with OZ fund registrations identifies which owners are investors and which are owner-occupants. According to NAR, this segmentation is critical because investors and homeowners respond to fundamentally different messaging.
Configure automated equity alert campaigns through US Tech Automations. According to CoreLogic, Overtown's 8.2% annual appreciation rate means homeowners gain significant equity quarterly. Set up automated equity milestone notifications (e.g., "Your home has appreciated $24,000 since purchase") to keep your farming contacts engaged and listing-minded.
Develop Opportunity Zone educational content. According to the Florida Department of Revenue, many Overtown property owners are unaware of OZ benefits they may be leaving on the table. Create educational marketing materials explaining OZ basics, and position yourself as the agent who understands investment-motivated transactions.
Engage with cultural institutions and community organizations. According to the Miami-Dade County Cultural Affairs Department, Overtown's historic status and community organizations provide natural networking venues. Sponsor or attend events at the Lyric Theater, Greater Bethel AME Church, or Overtown Collaborative to build community presence.
Track new construction delivery schedules for competitive positioning. According to the Southeast Florida MLS, new condo deliveries create resale listing opportunities 12-18 months post-closing as initial investors seek to capture early appreciation. Monitor delivery dates and build automated follow-up sequences targeting new construction buyers approaching their 1-year ownership anniversary.
Implement cost-efficient digital farming for maximum coverage. According to NAR, the lower per-transaction revenue in emerging neighborhoods requires lower cost-per-touch marketing. US Tech Automations email and digital workflows cost significantly less per contact than direct mail, allowing broader farm coverage within budget constraints.
Create multilingual marketing for Haitian Creole and Spanish speakers. According to the U.S. Census Bureau, Overtown's population is approximately 65% Black/African American with significant Haitian Creole speakers and 25% Hispanic/Latino. Developing materials in English, Haitian Creole, and Spanish addresses the neighborhood's three primary language communities.
Monitor special assessment and code enforcement activity. According to the Miami-Dade County Building Department, older Overtown properties frequently face code compliance requirements that motivate sales. Farming agents who track these records can proactively reach out to affected owners before properties reach distressed status.
Measure ROI by zone and campaign type monthly. According to NAR, emerging market farming requires tighter ROI monitoring because price points generate less per-deal revenue. Use US Tech Automations analytics to identify which zones and channels deliver the best cost-per-listing-appointment, and reallocate budget monthly based on performance data.
Overtown Farming Platform Comparison
Selecting the right farming automation tool for Overtown requires evaluating features against the neighborhood's unique characteristics — lower price points, high investor activity, and emerging market dynamics. According to NAR, platform cost-effectiveness is particularly important in markets where per-transaction revenue is below average.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Equity Alert Automation | Yes | Limited | No | No | No |
| OZ Investment Tracking | Yes | No | No | No | No |
| Multi-Language Campaigns | Yes | No | No | Limited | No |
| New Construction Monitoring | Yes | No | Limited | No | No |
| Cost-per-Lead Analytics | Yes | Yes | Yes | Yes | Limited |
| Investor Portfolio Workflows | Yes | Limited | No | No | Limited |
| Community Event Integration | Yes | No | No | No | No |
| Miami MLS Direct Feed | Yes | Yes | Yes | Yes | Yes |
| Cost per Month | $149-299 | $499+ | $1,000+ | $295+ | $69+ |
| Farming ROI Dashboard | Yes | No | No | No | No |
According to CoreLogic, agents using farming-specific platforms in emerging markets achieve 35% higher transaction volumes compared to generalist CRM users. The US Tech Automations platform provides the cost-efficient, data-driven farming infrastructure that Overtown agents need to build volume at lower price points while maintaining profitability.
Frequently Asked Questions
What is the average home price in Overtown Miami?
According to the Southeast Florida MLS, the median sale price in Overtown is $295,000 while the average sale price is $345,000 as of early 2026. According to Zillow, the gap between median and average reflects the impact of new construction luxury units pulling the average upward. Legacy single-family homes trade at approximately $335,000, while new condos average $425,000, per the Miami Association of REALTORS.
How fast are home prices rising in Overtown?
According to the Miami Association of REALTORS, Overtown's year-over-year price appreciation of 8.2% leads all central Miami neighborhoods. According to CoreLogic, the five-year cumulative appreciation is 52.3%, driven by Opportunity Zone investment and new construction activity. According to Florida International University's Metropolitan Center, this pace is expected to moderate to 5-6% annually as new inventory delivers.
What commission rate do agents charge in Overtown?
According to the National Association of REALTORS, the prevailing total commission rate in Overtown is 5.0%, split evenly between listing and buyer sides at 2.5% each. According to the Miami Association of REALTORS, the average commission per transaction is approximately $14,750 based on the median sale price, requiring agents to close approximately 10 deals annually to achieve $150,000 in gross commission income.
Is Overtown in a flood zone?
According to FEMA, portions of Overtown fall within AE flood zones, requiring mandatory flood insurance for properties with federally backed mortgages. According to the National Flood Insurance Program, the average annual flood insurance premium in Overtown is approximately $1,650 under Risk Rating 2.0. According to the Miami-Dade County Office of Resilience, newer construction built to current elevation standards faces significantly lower flood risk and insurance costs.
What is the Opportunity Zone benefit for Overtown investors?
According to the Florida Department of Revenue, Overtown falls entirely within a federal Opportunity Zone, allowing investors to defer capital gains taxes on investments held for 5+ years through Qualified Opportunity Funds. According to the U.S. Treasury Department, investors holding OZ assets for 10+ years may exclude all future capital gains from the OZ investment from taxation, creating powerful long-term investment incentives.
How many new homes are being built in Overtown?
According to the Miami-Dade County Planning Department, approximately 1,930 new residential units are permitted or under construction in Overtown, with deliveries expected through 2029. According to the Southeast Florida MLS, the largest project is Miami Worldcenter's residential component at 700 units, followed by several mid-rise mixed-use developments along the NW 2nd and 3rd Avenue corridors.
What are property taxes in Overtown?
According to the Miami-Dade County Property Appraiser, the average annual property tax bill for Overtown residential properties is approximately $4,150. According to the Florida Department of Revenue, homestead exemption saves qualifying owner-occupants approximately $700-$900 annually. Property tax assessment increases are capped at 3% annually for homesteaded properties under Florida's Save Our Homes provision.
Is Overtown safe for real estate investment?
According to the Miami-Dade County Property Appraiser, over $850 million in Opportunity Zone capital has been deployed in Overtown since 2018, representing significant institutional investor confidence. According to the Miami Association of REALTORS, the neighborhood's 52.3% five-year appreciation rate and proximity to downtown Miami support continued investment momentum. Crime reduction initiatives including Miami Forever Bond infrastructure investments are improving neighborhood conditions, according to the City of Miami Planning Department.
How does Overtown compare to Little Haiti for investment?
According to the Southeast Florida MLS, Overtown's median price of $295,000 is slightly below Little Haiti's $310,000 median. According to Zillow, Overtown has appreciated faster (52.3% vs. 45.8% over five years) due to Opportunity Zone incentives and proximity to downtown. According to the Miami Association of REALTORS, both neighborhoods offer strong investment fundamentals, with Overtown favoring transit-oriented density and Little Haiti offering more single-family renovation opportunities.
Conclusion: Capture Overtown's Emerging Market Opportunity
Overtown represents one of Miami's most dynamic real estate farming opportunities, with the neighborhood's 8.2% annual appreciation rate, Opportunity Zone investment incentives, and active new construction pipeline creating consistent listing and buyer representation opportunities. According to the Miami Association of REALTORS, agents who establish farming operations in transitional neighborhoods before they fully mature capture the highest market share as transaction volumes and prices continue to rise.
US Tech Automations provides the farming automation infrastructure that makes high-volume, cost-efficient Overtown farming achievable. From equity alert automation to investor portfolio workflows and multilingual campaign management, the platform enables agents to scale their Overtown operation systematically. Visit ustechautomations.com to start your Overtown farming system today.
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Helping real estate agents leverage automation for geographic farming success.
