North Miami Beach FL Homes for Sale

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Type:
Condo
Sq.Ft.:
812
Status:
Active
Beds:
1
Year built:
1971
Baths:
1.00
MLS#:
A11543190
Subdivision:
EDEN ISLES CONDO # 4

ADDITIONAL INFORMATION

At a private guard gated community this beatifull waterfront unit 1 bedroom 1 bathroom fully renovated is amazing for you. Complete furnished and decorated or unfurnished if desired. Beautiful kitchen and bathroom, big closets and storage area. The lifestyle of a marvelous +55 community where at least one owner must be 55 years old. Pool, gym and meeting room facilities with 1 assigned parking. Close to Aventura hospital and Aventura mall. Short distance to the beach, shopping center, grocery, cinemas and restaurants.

Type:
Condo
Sq.Ft.:
1,052
Status:
Active
Beds:
2
Year built:
1973
Baths:
2.00
MLS#:
A11551279
Subdivision:
CARLTON BAY CONDO

ADDITIONAL INFORMATION

PRIME LOCATION, GORGEOUS WATER VIEW! Close to Aventura, Sunny Isles, Bal Harbour! GORGEOUS 2BED/2BATH TURN KEY CONDO. Top quality appliances, high-end finishes, quartz countertops, custom window treatments, updated with lots of space! Perfect for a family! Perfect location minutes away from the Beach, Aventura Mall, Restaurants, Supermarkets, Banks, Gyms and more. Building passed 50- year certification. Call us and arrange a private showing today!

Type:
Condo
Sq.Ft.:
1,729
Status:
Active
Beds:
2
Year built:
2017
Baths:
3.00
MLS#:
A11548560
Subdivision:
MARINA PALMS RESIDENCES S

ADDITIONAL INFORMATION

REDUCED!!!!!!! GREAT OPORTUNITY to luxurious living at MarinaPalms Residences in the South Tower. Nestled on the prestigious 22nd floor, this exquisite property offers unparalleled views of the shimmering Atlantic Ocean, creating an ambiance of serenity and sophistication.

Type:
Condo
Sq.Ft.:
970
Status:
Active
Beds:
2
Year built:
1975
Baths:
2.00
MLS#:
A11541902
Subdivision:
SUNSHORES CONDO

ADDITIONAL INFORMATION

BEAUTIFUL GATED APARTMENT AT EASTERN SHORES UNIT HAS BEEN FULLY RENOVATED, NEW COUNTER TOP QUARTZ ELECTRICAL PANEL, NEW BATHROOMS WITH SHOWER, NEW KITCHEN FULL OF CABINETS AND PANTRY, NEW REFIGERATOR NEW DOORS IN BATHROOM AND MASTER BEDROOM, NEW AIR CONDITIONER AND WATER HEATER, FULL OF AMENITIES, SHUTLE BUS, RESTAURANTS, MINUTES AWAY FROM BAL HARBOR, AVENTURA MALL AND NEARBY SUNNY ISLES BEACH, ALSO ENJOY A DAY OF SHOPPING AND RELAXING AT THE NEARBY INTRACOSTAL MALL.

Type:
Condo
Sq.Ft.:
1,957
Status:
Active
Beds:
2
Year built:
2017
Baths:
3.00
MLS#:
A11549322
Subdivision:
MARINA PALMS RESIDENCES S

ADDITIONAL INFORMATION

Large 2 Bedroom 2.5 bath + glass enclosed DEN residence at the remarkable MARINA PALMS RESIDENCE AND MARINA in N Miami. Surrounded by water views, amazing sunsets and skyline lights, Residence 2101 was remarkably finished by Steven G, with high quality wall coverage and finishes, remote controlled shades, Design light package and built in closets. High end appliances with SubZero refrigerator and wine cooler. This is a truly lifestyle experience with a resort living feeling, from Private Marina for large boats, boat club and water sports, to water front Pool, Spa, State of the art Gym, recreation and Media Room, to Valet Parking & Concierge, too much to mention. Located in the center of all, close to Aventura Mall, Sunny Isles Beaches and easy access to main Highways

Type:
Condo
Sq.Ft.:
812
Status:
Active
Beds:
1
Year built:
1972
Baths:
1.00
MLS#:
A11544973
Subdivision:
EDEN ISLES CONDO NO 6

ADDITIONAL INFORMATION

1/1 condo on the first floor. Age restricted community. No pets. No renting 1st year. Seller motivated and willing to negotiate please contact me so we can discuss the options. Great location close to supermarkets and shopping plaza. It has a great view of the water. First floor and parking right in front of the entrance.

Type:
Condo
Sq.Ft.:
1,999
Status:
Active
Beds:
2
Year built:
2015
Baths:
3.00
MLS#:
A11544634
Subdivision:
MARINA PALMS

ADDITIONAL INFORMATION

Discover the pinnacle of luxury living at Marina Palms in this exceptional 2 bedroom residence on Line 01. Boasting two spacious full bathrooms and an additional half-bathroom, along with a generously sized Den, this corner unit offers breathtaking views of the marina and the city to the south. The residence is offered fully furnished and has been professionally decorated by Artefacto, ensuring a sophisticated and stylish ambiance.

Type:
Condo/Townhouse
Sq.Ft.:
883
Status:
Active
Beds:
1
Year built:
1964
Baths:
1.00
MLS#:
A11543183
Subdivision:
MAR-LEN GARDENS NO 3 CORP

ADDITIONAL INFORMATION

Very rare! Large unit with 1 bedroom and 1 bathroom in building 3 at the Mar-Len Gardens. Deluxe model (larger) with opened kitchen. Wow! White shakers cabinets & tile floor throughout. Will sell all furnished and turnkey with everything you need. Both AC are new, new Sofa and more. Large screened patio equipped with rollers shutters with quiet views on the garden. This is the Deluxe model with 883sf (size of a 2 bedrooms) and with the balcony accessible from the living room (sliding patio door). So bright, more windows, more doors & more space! Hopa Verified Community with lots of activities & fun. COOP with land lease. Cash only, No Rental 1st year, then once a year for a max of 4 months, Gated community with 2 pools, clubhouse, gym. Only 3 miles to the beach Beach

Type:
Single Family
Sq.Ft.:
1,264
Status:
Active
Beds:
3
Lot size:
0.2 Acres
Year built:
1947
Baths:
2.00
MLS#:
A11542817
Subdivision:
FULFORDALE

ADDITIONAL INFORMATION

LOCATION LOCATION LOCATION!! Welcome to your new home at 340 NE 170th St in North Miami Beach! This fantastic property offers convenience, comfort, and flexibility. With 2 driveways, smart LED lights, and A/C, plus eco-friendly windows, you'll enjoy modern living at its finest. The main unit features 2 beds, 1 bath, while the second unit offers 1 bed, 1 bath. Both units have tankless water heaters for instant hot water. Outside, relax under the avocado tree in the fully fenced yard. You can even rent out one driveway for extra income! Plus, with easy access to major highways like i95, Palmetto, and 441, commuting is a breeze. Nearby Haulover Marina offers endless waterfront adventures. Don't miss this opportunity to live the lifestyle you've always dreamed of – schedule your viewing today!

Type:
Single Family
Sq.Ft.:
2,057
Status:
Active
Beds:
4
Lot size:
0.21 Acres
Year built:
1962
Baths:
4.00
MLS#:
A11532842
Subdivision:
PICKWICK LAKE ESTATES SEC

ADDITIONAL INFORMATION

Look no further than this stunning 4 Bed, 3.5 bathroom very spacious home. This home offers plenty of room for you and your family to enjoy and relax. This well-designed floor plan features tile flooring throughout, fully remodeled kitchen, upgraded bathrooms, huge family room, fourth room with independent entrance and bathroom, impact doors and impact windows. Outside, you'll find a large yard with a pool perfect for enjoying the sunny Florida weather. Located on a quiet street, this home is conveniently near public transportation and close to highways. The oversized lot provides plenty of space for outdoor activities, and the new roof ensures that you'll have peace of mind for years to come. Don't miss out on this fantastic opportunity to own a beautiful home in a great location.

Type:
Condo
Sq.Ft.:
3,794
Status:
Active
Beds:
6
Year built:
2017
Baths:
5.00
MLS#:
A11540528
Subdivision:
MARINA PALMS RESIDENCES

ADDITIONAL INFORMATION

Waterfront and defining luxury. Once 2 separate units, this condo is now 1 magnificent home. Customized with a European kitchen, high-end appliances, built-out closets, and a smart home system, controlling sound, temp, and lights. The home offers 4 bedrooms, a bonus room/movie theater, a nanny bedroom, 4.5 bathrooms, and two oversized balconies. The condo has 9.2' ceilings, 4 parking spaces, valet parking for guests, and 2 storage units. The private marina has boat slips that can be purchased, or rented monthly-daily. This condo at Marina Palms sets a new standard in lavish living with 5-star amenities, including a spa, fitness center, business center, and resort-style pool. Currently rented until May 13, 2025 for $16k per month. Rent was paid in full upfront.

Type:
Condo
Sq.Ft.:
937
Status:
Active
Beds:
1
Year built:
2018
Baths:
2.00
MLS#:
A11538524
Subdivision:
THE HARBOUR NORTH CONDO

ADDITIONAL INFORMATION

ASSUMABLE LOW INTEREST RATE LOAN-Step into luxury living with this stunning 1 bedroom, 2 bath condo nestled in the vibrant North Miami Beach area. Boasting breathtaking views of the intercoastal waters, this immaculate residence offers a blend of comfort and sophistication. The spacious bedroom provides a peaceful retreat, while the two elegantly designed bathrooms exude modern elegance and convenience. This luxurious condo features a stylish kitchen with high-end appliances, perfect for culinary enthusiasts. The open-concept living area is ideal for entertaining guests or simply relaxing in style. With floor-to-ceiling windows that frame the picturesque views, natural light floods the space, creating a serene ambiance. Enjoy the convenience of on-site amenities.

Type:
Single Family
Sq.Ft.:
2,334
Status:
Active
Beds:
4
Lot size:
0.19 Acres
Year built:
1963
Baths:
3.00
MLS#:
A11539076
Subdivision:
SKY LAKE

ADDITIONAL INFORMATION

Investors or home buyers: best price in SKY LAKE Community! 4 bedrooms+Office/5th bedroom single family house. Full size laundry. 3 Full bathrooms.A lot of closets and storage space. New surfaced large pool in 2022. 5 tons AC installed in 2020. NO HOA. Fenced yard, private swimming pool. BEST deal in Skylake. Mins to Aventura Mall. Close to Whole food, Gym, Costco, walking distance to Golf Course, restaurants and supermarket. 10 mins drive to the beach. Great schools and parks around. Quite neighborhood. Perfectly for family or investors! Touch it up to your dram home or take instant rent equity! Currently tenant occupied. Please schedule a showing 48 hours ahead of time with listing agent Jasmine Yao. showing available after 6pm on Thursday and Sat/Sun after 2PM.

Type:
Condo
Sq.Ft.:
636
Status:
Active
Beds:
1
Year built:
1962
Baths:
1.00
MLS#:
A11532441
Subdivision:
OLAS AZULES CONDO

ADDITIONAL INFORMATION

LOVELY 1 BED / 1 BATH APARTMENT - LOW MAINTENANCE - NEW APPLIANCES - NEW AIR ACONDITONING - LOT OF CLOSETS - CLOSE TO STORES, SUPERMARKETS, HOUSES OF WORKSHIP, HOME DEPOT, WALLMART, LOWES & MORE * CAN BE RENTED FOR $ 1,650 / $ 1700 A MONTH * GET INCOME RIGHT IMMEDIATELY *

Type:
Condo
Sq.Ft.:
636
Status:
Active
Beds:
1
Year built:
1962
Baths:
1.00
MLS#:
A11532260
Subdivision:
OLAS AZULES CONDO

ADDITIONAL INFORMATION

LOVELY 1 BED / 1 BATH APARTMENT - LOW MAINTENANCE - NEW APPLIANCES - NEW AIR ACONDITONING - LOT OF CLOSETS - NICE BACKYARD - CLOSE TO STORES, SUPERMARKETS, HOUSES OF WORKSHIP, HOME DEPOT, WALLMART, LOWES & MORE * RENTED FOR $ 1,650 A MONTH * GET INCOME IMMEDIATELY *

Type:
Condo
Sq.Ft.:
1,958
Status:
Active
Beds:
2
Year built:
2017
Baths:
3.00
MLS#:
A11530624
Subdivision:
MARINA PALMS RESIDENCES

ADDITIONAL INFORMATION

Impeccably furnished corner unit at The Reserve at Marina Palms. Spacious layout with 1,958 sq ft, and 2 bedrooms, 2.5 bathrooms + DEN (currently setup as a 3rd bedroom). Beautiful open bay and lake views from the living/dining room, with huge terrace. Open kitchen concept with high-end appliances. Primary bedroom has sitting area with bay views & walk-in-closet. Stunning primary bathroom with soaking tub and separate shower. 1 Assigned parking space + large storage. Marina Palms has resort style amenities including: pool & jacuzzi facing the bay, summer kitchen, fitness center, steam/sauna, children's play room, social room & news cafe. Full service marina available & boat slips can be rented or purchased.

Type:
Condo
Sq.Ft.:
1,718
Status:
Active
Beds:
2
Year built:
2015
Baths:
3.00
MLS#:
A11528621
Subdivision:
MARINA PALMS RESIDENCES N

ADDITIONAL INFORMATION

enjoy amazing views of the Intracoastal, in this 2 bed 2.5 bath condo with floor to ceiling windows, large modern kitchen and split floor plan with a freestanding soaking tub in the master bedroom. This building offers extravagant array of luxuries including a spa, pool, fitness center, clubroom, professional studio, activity rooms for kids, 24-hour security, and much more. In addition to the resort-style living offered by Marina Palms, the excellent location of the building provides an endless list of restaurants, parks, etc. Unit is rented for $5900 monthly till August 9th 2025. There is a 60 days' clause. read broker remarks for showings!!!!! Association fees (maintenance) to be confirmed.

Type:
Condo
Sq.Ft.:
1,115
Status:
Active
Beds:
2
Year built:
2018
Baths:
2.00
MLS#:
A11526916
Subdivision:
THE HARBOUR NORTH CONDO

ADDITIONAL INFORMATION

Lovely Unit at The Harbour North Tower. Spacious 2 BED/2 BATH+ DEN space, with unique and unobstructed views of the Oleta River Park, Maule Lake, Intracostal, and the Ocean. Top-of-the-line appliances, floors & custom closets. The Harbour offers a Heated infinity pool, Spa, Jacuzzi and Sauna, Gym, Media Room, BBQ Grills, indoor kids' playroom, Splash Pad for kids, Tennis, Soccer, and Basketball Courts. Luxury Lobby and Valet Parking. Storage space. Well-located assigned parking space. It is currently rented. This unit is one of the few with an open layout.

Type:
Condo
Sq.Ft.:
1,053
Status:
Active
Beds:
1
Year built:
1974
Baths:
2.00
MLS#:
A11526123
Subdivision:
REEF EAST CONDO

ADDITIONAL INFORMATION

Spacious 1 bedroom, 1 1/2 Bathroom with lots of light. Open balcony and large living room, large master bathroom and plenty of closet space. Gated community with 24 hours Security guard. Complex offers 2 Tennis Courts, BBQ Picnic area, Heated pool with spectacular Intracoastal view, Sauna, Party room, Gym, Car wash station. The Reef condominium is centrally located in North Miami Beach, close to the Beach, and Oleta State Park. Near restaurants, shopping centers and easy access to transportation. Reef East Building allows rentals right away. Unit is currently occupied by tenant with a Lease ending at the end of Nov, 2024. Special Assessment in place for 144 months. Please allow 24 hours notice for showing

Type:
Single Family
Sq.Ft.:
1,373
Status:
Active
Beds:
2
Lot size:
0.15 Acres
Year built:
1955
Baths:
2.00
MLS#:
F10421135
Subdivision:
Fulford By Sea Sec E

ADDITIONAL INFORMATION

Type:
Condo
Sq.Ft.:
826
Status:
Active
Beds:
1
Year built:
1962
Baths:
1.00
MLS#:
F10420718
Subdivision:
Floridian Arms

ADDITIONAL INFORMATION

This condo is located on a quiet, one-way street in a building with 73 units, evenly split between owner-occupied and rentals. Recently updated, the condo features attractive flooring and a potential window upgrade offer, if the the buyer covering material costs the seller will upgrade the windows. It's on the second floor, accessible by an older elevator. The HOA fee is LOW $312.73 per month which includes water and trash, with no known special assessments for the new owner. The building has completed 40 and 50-year recertifications. A cash transaction is preferred for a quick sale. For viewing, the unit has a digital lock—call for the code and provide realtor details.

Type:
Condo
Sq.Ft.:
1,557
Status:
Active
Beds:
3
Year built:
2018
Baths:
3.00
MLS#:
A11515914
Subdivision:
THE HARBOUR NORTH CONDO

ADDITIONAL INFORMATION

Welcome to this stunning spacious 3beds /3baths corner unit with private elevator. Offering breathtaking ocean, intracoastal & city views. Featuring a phenomenal wrap around terrace, gorgeous interior finishes, open style kitchen with modern appliances, washer & dryer. The unit comes with 2 covered parking space & valet parking available Five-star amenities include: Lush private spa with indulgent indoor/outdoor treatment areas, social lounge, fitness center, kids arcade room, outdoor water play zone, sport facilities offers basketball, soccer, tennis & racquetball, fully-equipped aqua activities club offering paddle boards, kayaks, jet skis, snorkel gear, windsurfing, and more. Centrally located within minutes from Aventura Mall, Bal Harbour Shops, Oleta Park, & the beaches.

Type:
Condo
Sq.Ft.:
1,036
Status:
Active
Beds:
1
Year built:
1967
Baths:
2.00
MLS#:
F10419827
Subdivision:
Jade Winds Bamboo Garden

ADDITIONAL INFORMATION

Very spacious and bright, nicely upgraded apartment in Jade Winds, one bedroom converted into 2 bedrooms, large living room. Conveniently located close to major interstates, Aventura Mall, beaches, movie theater, restaurants, walking distance to Publix. High rated schools. No leasing for the first two years. 675+ credit score. The building just passed 40 years inspections not too long ago as per Condo Association. The community has gated entry, 24-hour security and assigned parking. Laundry is located on the same floor.

Type:
Condo
Sq.Ft.:
2,158
Status:
Active
Beds:
3
Year built:
2015
Baths:
4.00
MLS#:
A11518738
Subdivision:
MARINA PALMS RESIDENCES N

ADDITIONAL INFORMATION

Best waterfront opportunity at Marina Palms Yacht Club & Residences near Aventura and Sunny Isles Beach. Turnkey impeccably furnished and professionally decorated 3 bedrooms, 3.5 baths & den. Gourmet kitchen features top of the line appliances and generous luxury cabinetry & counters with dining room, living room, and a large patio facing the bay and city. In-unit laundry and extra storage. This top-tier, 5-star resort-style condominium has exclusive amenities including an intracoastal heated pool and jacuzzi, exercise room, children's playrooms, a club room plus business and co-work offices. BBQ Grill, valet and concierge services. Full service marina with dock availability. Minutes to great restaurants, Miami & Fort Lauderdale airports, Aventura and Bal Harbour malls. Investor friendly.

Type:
Condo
Sq.Ft.:
2,158
Status:
Active
Beds:
3
Year built:
2015
Baths:
4.00
MLS#:
A11519317
Subdivision:
MARINA PALMS RESIDENCES N

ADDITIONAL INFORMATION

Great opportunity to own at Marina Palms. Extra large 3 beds+den /3.5 baths, with some upgrades. Marina Palms offered 5 stars amenities, complementary yoga classes, spinning, also Marina Palms offers a full service Private Marina and a Boat Club for residences. . Unit comes with 2 assigned parking spaces and 2 complementary valet parking for . Incredible Intracoastal views, city views. Furniture for sale as well. Easy to show contact listing agent

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351–375 of 418 properties displayed

Andrea Conner, License #BK3437731, Xome Inc., License #1043756, [email protected], 844-400-9663, 750 State Highway 121 Bypass, Suite 100, Lewisville, TX 75067

The information being provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Use of search facilities of data on the site, other than a consumer looking to purchase real estate, is prohibited. © 2024 MIAMI Association of REALTORS®, all rights reserved.


Andrea Conner, License #BK3437731, Xome Inc., License #1043756, [email protected], 844-400-9663, 750 State Highway 121 Bypass, Suite 100, Lewisville, TX 75067

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2024 BeachesMLS, Inc.


Andrea Conner, License #BK3437731, Xome Inc., License #1043756, [email protected], 844-400-9663, 750 State Highway 121 Bypass, Suite 100, Lewisville, TX 75067

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2024 BeachesMLS, Inc.




North Miami Beach Real Estate

The median home value in North Miami Beach, FL is $455,000. This is lower than the county median home value of $463,600. The national median home value is $338,100. The average price of homes sold in North Miami Beach, FL is $455,000. Approximately 45.52% of North Miami Beach homes are owned, compared to 39.33% rented, while 15.15% are vacant. North Miami Beach real estate listings include condos, townhomes, and single family homes for sale. Commercial properties are also available. If you see a property you’re interested in, contact a North Miami Beach real estate agent to arrange a tour today!

North Miami Beach, Florida has a population of 43,357. North Miami Beach is more family-centric than the surrounding county with 27.49% of the households containing married families with children. The county average for households married with children is 27.22%.

The median household income in North Miami Beach, Florida is $52,223. The median household income for the surrounding county is $57,815 compared to the national median of $69,021. The median age of people living in North Miami Beach is 38.9 years.

North Miami Beach Weather

The average high temperature in July is 90.4 degrees, with an average low temperature in January of 57.8 degrees. The average rainfall is approximately 63.3 inches per year, with 0 inches of snow per year.

North Miami Beach Real Estate Market Conditions

  • Median sales price

    $455,000
    25.1% change since last quarter
  • # Active listings

    464
    30-day change

North Miami Beach Schools and Demographics

Education near North Miami Beach, FL

Metric City County
High School Graduates 82.94 82.49
College Degree - 2 year 8.92 9.71
College Degree - 4 year 26.37 31.75
Graduate Degree 5.59 7.55
Expenditures per Student 11,839 11,839
Students per Teacher 18.9 18.9

Elementary Schools near North Miami Beach, FL

School Grades Students P/T Ratio ZIP
Aventura City of Excellence School KG - 08 1,008 12 33180
Aventura Waterways K-8 Center PK - 08 1,983 17.2 33180
David Lawrence Junior K-8 Center PK - 08 1,694 16.8 33181
Fulford Elementary School PK - 05 526 16.4 33162
Gertrude K. Edleman/Sabal Palm Elementary School PK - 05 701 17.1 33162
Greynolds Park Elementary School PK - 05 767 16.3 33162
Linda Lentin K-8 Center PK - 08 936 16.4 33161
Madie Ives Community Elementary School PK - 05 710 16.9 33179
Natural Bridge Elementary School PK - 05 684 14.3 33181
Norman S. Edelcup/Sunny Isles Beach K-8 PK - 08 1,989 18.1 33160
Oak Grove Elementary School PK - 06 621 17.3 33162
OJUS Elementary School PK - 05 889 16.2 33180
Virginia A Boone-Highland Oaks School PK - 05 732 15.6 33180

Middle Schools near North Miami Beach, FL

School Grades Students P/T Ratio ZIP
Andover Middle School 06 - 08 789 19.7 33179
Highland Oaks Middle School 06 - 08 1,177 21.8 33180
John F. Kennedy Middle School 06 - 08 1,183 21.9 33162

High Schools near North Miami Beach, FL

School Grades Students P/T Ratio ZIP
Alonzo and Tracy Mourning Senior High Biscayne Bay Campus 09 - 12 1,602 24.3 33160
Dr. Michael M. KROP Senior High 09 - 12 2,684 24.9 33179
Mast@Fiu 09 - 12 182 18.2 33181
North Miami Beach Senior High School 09 - 12 1,830 19.5 33162

Ungraded Schools near North Miami Beach, FL

School Grades Students P/T Ratio ZIP
* Mavericks High of North Miami Dade County 09 - 12 513 27 33162
Amikids Miami-Dade North 06 - 12 66 33160

Demographics near North Miami Beach, FL

Metric City County
Neighborhood Type Inner City
Population 43,357 2,690,113
Population Density 8,947 1,417
Median Age 38.9 40.4
People per Household 3 2.8
Median Household Income 52,223 57,815
Average Income per Capita 25,500 31,813