Arlen House West
Condos for Sale in Sunny Isles Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
Homes For Sale Right Now in Arlen House West Condo
Live MLS inventory for Arlen House West Condo. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Arlen House West Condo listings as of 2026-10-23, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2015 through 2026. Tap any home to ask about it.
Arlen House West is pricing in the mid-$298,500s right now, but the number that matters more is the -19.3% year-over-year move. That is not a market catching its breath, that is a repricing, and with only 8 closings in the window, a handful of sales can swing the median hard in either direction from here.
A median 71.5 days on market paired with a market heat score of 26 tells you buyers are not competing for units. That is leverage for anyone shopping here now, and it means sellers need to price to the current comp set, not to what a similar unit sold for a year or two ago.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Arlen House West Condo right now
🔴 Off the recent peak. The trailing-12-month median ($235K) is down 33.0% from the prior 12 months ($351K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Medium (7 and 11 sales in the two windows).
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· Updated September 20, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Arlen House West Condo market snapshot (as of September 20, 2026): the median sale price is about $235K ($296 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales. The trailing-12-month median is down 33% from the prior 12 months, computed from record-level MIAMI MLS closed sales (7 closings in the current window).
Arlen House West is a Miami-Dade condo market where price has moved down meaningfully over the past year and units are sitting well past a month before going under contract, a combination that favors buyers willing to do their homework on individual unit condition.
The setting & the homes.
Aerial and on-site photos of Arlen House West Condo. Swipe to explore the community.
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Arlen House West CondoPhotos from MIAMI MLS listings in Arlen House West Condo; content deemed reliable but not guaranteed.
Who Arlen House West Condo is best for.
Best for
- A buyer looking for a lower price-per-square-foot entry point in Miami-Dade with flexibility on move-in timing
- A value-focused buyer willing to negotiate given the extended median days on market
- An investor or long-timeline buyer comfortable underwriting a market with limited recent closing data
Probably not for
- A buyer expecting a large, amenity-rich condo community, since none are identified in current listings
- Someone needing a quick close in a competitive multiple-offer environment
- A buyer uncomfortable pricing against a small, thin comp set
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($235K) IS the median in the snapshot above, and the move from 2025 ($351K) IS the -33.0% one-year change.
Windows contain 0 to 20 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2015 through 2026. Deemed reliable but not guaranteed.
10% of homes for sale in ZIP 33160 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Arlen House West Condo Market Scorecard
Arlen House West Condo is currently a balanced market., a median asking price of $390,000, and homes go under contract in about 43 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The Arlen House West Condo buying strategy.
If we were buying in Arlen House West Condo today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Arlen House West Condo.
A thin, cooling market
The math here is straightforward: a median price per square foot of $292.16 against a median sale price of $298,500 points to a building of smaller, likely efficient-to-modest-sized units. With just 8 closings in the tracked window, this is a low-volume market, small enough that one or two unusual sales (an estate condition unit, a cash-only distress sale, a fully renovated outlier) can move the median noticeably. Treat any single data point here as directional, not precise.
The -19.3% year-over-year change combined with a 71.5-day median days-on-market and a heat score of 26 is a consistent story, not a contradiction: demand has softened, and sellers who list at last year's numbers are the ones sitting unsold. Buyers currently have room to negotiate on price and terms rather than compete against multiple offers.
The location and the amenities are priced into every listing in Arlen House West Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, on-the-ground pricing judgment matters more than an algorithm. We track the individual closings behind the median, not just the headline number, so you know whether a comp reflects the building's real condition and demand or is an outlier skewing the average.
Arlen House West Condo in 15 seconds.
Tools for a Arlen House West Condo buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Arlen House West Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arlen House West Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arlen House West Condo home worth?
Get a no-obligation home value based on real comparable sales in Arlen House West Condo, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in Arlen House West Condo
Development, infrastructure, retail, and school activity affecting Arlen House West Condo, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 2 miles northeast of Arlen House West Condo.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 2 miles east of Arlen House West Condo.
Source: Florida YIMBY - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is less than a mile east of Arlen House West Condo.
Source: Local 10 News - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The site is about 2 miles northeast of Arlen House West Condo.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 1 mile southeast of Arlen House West Condo.
Source: The Real Deal - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is about 1 mile southeast of Arlen House West Condo.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in Arlen House West Condo?
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Nearby Communities
Explore more neighborhoods near Arlen House West Condo with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (103 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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