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North Miami sits in the heart of Miami-Dade County's urban corridor — a community where established neighborhoods, growing investor activity, and Latin American buyer flow all converge. The market is active year-round, with strong transaction volume across price tiers.
North Miami represents one of Miami-Dade County's most consistent transaction markets — diverse housing stock, broad price points, and steady year-round buyer demand. Agents working North Miami typically serve a mix of first-time buyers, investors, and family relocations.
In a market where deals already take more time and negotiation, a split quietly taxes every closing. At North Miami's median sale price of roughly $413,000 (Redfin, three months ending May 2026), a 3% side is about $12,400 in gross commission — and a 20–30% house split hands the brokerage $2,500–$3,700 of it on every deal. At Gromadzki, the same closing costs a flat $499, whether it's a Sunkist Grove cottage or a Keystone Point waterfront listing.
High-volume agents serving North Miami's diverse buyer pool, bilingual specialists (Spanish, Haitian Creole), investor-focused agents, and first-time buyer specialists.
Agents working North Miami benefit from high transaction velocity and a buyer pool that includes investors, first-time buyers, and international relocators. The flat-fee model especially benefits high-volume North Miami agents — at $499 per closed deal, the math compounds quickly across 15-25 transactions per year.
Sources: Redfin North Miami city data (three months ending May 2026); MIAMI Association of REALTORS® + RWorld Miami-Dade report (June 2026).
North Miami is a mid-affordable pocket inside one of the country's most expensive counties, and that gap is the whole story. The city's median sale price sits around $413,000, down about 7.9% year over year (Redfin, three months ending May 2026), while Zillow's typical-home-value index reads near $347,000 (Zillow ZHVI, mid-2026) — both well under the Miami-Dade single-family median of $695,000, up 3.73% YoY (MIAMI REALTORS + RWorld, June 2026). For buyers priced out of Miami Beach, the Design District, or Aventura, North Miami is where a workforce budget still reaches the water.
The pace has cooled to a working rhythm. Homes are taking a median ~95 days to sell, down from 107 a year earlier, and about 101 homes closed in May 2026 versus 111 the year before (Redfin, May 2026). Countywide, single-family inventory sits at 4.9 months of supply — still seller-leaning — while the median time to contract has stretched to 52 days from 42 a year ago (MIAMI REALTORS + RWorld, June 2026). Translation for agents: North Miami transacts, but it rewards accurate pricing and real negotiation, not a sign in the yard.
The headline hides a divergence agents have to work on both sides of. Across Miami-Dade, single-family homes carry a $695,000 median (+3.73% YoY) against 4.9 months of supply, while condos and townhomes sit at $431,000 (-3.15% YoY) against 12.3 months of supply — a firmly buyer-favoring segment (MIAMI REALTORS + RWorld, June 2026). Condo days-to-contract have climbed to 85 from 68 a year earlier. In North Miami, that split matters: the city is a mix of ranch and cottage single-family stock plus aging low- and mid-rise condo buildings, and the two are moving in opposite directions.
The condo drag is largely structural — literally. Florida's post-Surfside regime is now fully in force: associations subject to a Structural Integrity Reserve Study can no longer vote to waive or reduce reserve funding for major components (effective January 1, 2025), milestone inspections are mandatory for older three-story-plus buildings, and HB 913 (effective July 1, 2025) extended the SIRS study deadline to December 31, 2025. As of January 1, 2026, HB 1021 requires associations with 25 or more units to post budgets, reserve studies, and governing documents online (Florida condo-law reporting, 2026). The practical effect is surprise special assessments and tighter lending on older buildings. Agents who can read a reserve study and a board budget are closing condo deals their competitors walk away from.
North Miami's demand is unusually broad because its price points are. Workforce and immigrant families — the city anchors one of the largest Haitian-American communities in the U.S. — buy the single-family core in neighborhoods like Sunkist Grove, where 1940s cottages and ranch homes on quiet streets near parks and I-95 still trade at entry prices, and Griffing, an established residential grid around the Griffing community center. These are classic first-time-buyer and move-up corridors where FHA and down-payment-assistance fluency wins listings.
Investors lean into the condo segment and small multifamily, drawn by rental demand from FIU's Biscayne Bay Campus and the Kovens Conference Center — a steady student, faculty, and workforce-rental pipeline. And then there's the waterfront tier: Keystone Point, the gated, canal-and-bay community with direct ocean access, where homes were listing around a $2.7 million median in May 2026, down about 15% YoY at roughly $914 per square foot (Keystone Point neighborhood listing data, May 2026), and Sans Souci Estates, an established enclave sitting right on Biscayne Bay. The zip-code spread tells the same story — 33161 typical values run near $497,000 while 33181 listing medians sit closer to $329,000 (Zillow/listing data, 2026). One license, four completely different clients.
North Miami agents belong to the MIAMI Association of REALTORS® (MIAMI REALTORS) — one of the largest local REALTOR® associations in the country at roughly 60,000 members — and list through the Southeast Florida MLS (SEFMLS), which maintains a data-share agreement with BeachesMLS (MIAMI REALTORS, 2026). One membership covers Miami-Dade, Broward, Palm Beach, and Monroe, so an agent can work a Sunkist Grove starter, a Keystone Point waterfront listing, and a Broward relocation on the same license and the same MLS.
Now the math at real North Miami numbers. An agent closing 10 sides a year at the city's ~$413,000 median grosses about $124,000 at 3% per side. At a 20% split brokerage, roughly $24,800 of that goes to the house before any monthly fees; at a 30% split, about $37,200. At Gromadzki, those ten closings cost $4,990 flat — no monthly desk fee, no percentage — leaving $20,000–$32,000 more with the agent. In a ~95-day-on-market environment where every deal already costs more time, showings, and marketing, keeping what you earn per closing matters more, not less.
One simple structure, statewide. $499 per closed deal, $0 monthly, $0 annual — and you keep 100% of your commission on every North Miami transaction.
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