Breezeswept Heights
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 40 homes for sale in 33162 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $545,000, $441 per square foot, a median 16 days on market, sellers accepting 97% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,590 ($8,870 with the full homestead exemption).
Four closings is the whole sample here, so treat every figure as directional rather than definitive. The median price of $540,000 and a per-square-foot read near $384 tell you this is a market priced on the higher end for its area, but with so few transactions, one unusual sale can move the median meaningfully.
A median 14.5-day time on market suggests homes that are priced correctly are not sitting, which in a thin market usually means buyers are watching closely and moving fast when something fits. Sellers should not assume that pace holds at every price point; buyers should assume they need to be ready to act before a full comp set even exists.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside BREEZESWEPT HEIGHTS 1ST A right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Breezeswept Heights market snapshot (as of September 20, 2026): the median sale price is about $545K ($441 per sq ft over the trailing 12 months of closed sales), and a median 16 days on market for closed sales.
In ZIP 33162 (Miami), 182 homes closed in the last 12 months at a median of $482K ($372/sq ft), down 0.3% year over year, with a median 49 days on market. Right now 84 active and 20 pending listings — a balanced market. See the live ZIP 33162 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 129 homes in BREEZESWEPT HEIGHTS that have changed hands since 2006, built between 1952 and 1955 (median 1953), with a median living area of about 1,530 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
BREEZESWEPT HEIGHTS 1ST A in Miami-Dade County is a small, low-volume market where recent activity gives a useful but limited snapshot rather than a broad trend line.
Who Breezeswept Heights is best for.
Best for
- Buyers prioritizing the physical home and location over shared community amenities
- Buyers prepared to move quickly once a well-priced listing appears, given the recent pace of sales
- Sellers comfortable pricing based on limited but directionally useful recent comps
Probably not for
- Buyers who want a deep comp history before committing to an offer price
- Buyers seeking community amenities as part of the purchase decision
- Sellers who need a large, stable dataset to validate a pricing strategy
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 ($545K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (3 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 2018 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
21% of homes for sale in ZIP 33162 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).
The Breezeswept Heights buying strategy.
If we were buying in Breezeswept Heights 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 Breezeswept Heights.
Reading a thin market correctly
With only four closings feeding the current snapshot, the numbers here function more like a spot check than a forecast. The median price of $540,000 and median per-square-foot figure of roughly $384 reflect what a small handful of sellers actually got, not a statistically deep trend across the community.
No community amenities are identified from current MLS listings, which means value here is being driven by the homes themselves and their immediate location rather than shared facilities. The 14.5-day median time on market is a meaningful signal in a small sample: it points to buyers acting decisively when a listing is priced and presented well, rather than a market where inventory lingers.
The location and the amenities are priced into every listing in Breezeswept Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, comps are scarce and easy to misread, so pricing a listing or evaluating an offer takes someone who will pull every available data point and stress-test it rather than lean on a median alone. We walk buyers and sellers through exactly what four closings can and cannot tell you, then build a strategy around the real risk of a small sample.
Breezeswept Heights in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Breezeswept Heights 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 Breezeswept Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Breezeswept Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Breezeswept Heights home worth?
Get a no-obligation home value based on real comparable sales in Breezeswept Heights, 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 Breezeswept Heights 1st A
Development, infrastructure, retail, and school activity affecting Breezeswept Heights 1st A, 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 4 miles east of Breezeswept Heights 1st A.
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 5 miles southeast of Breezeswept Heights 1st A.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 4 miles east of Breezeswept Heights 1st A.
Source: Florida YIMBY - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The site is about 4 miles north of Breezeswept Heights 1st A.
Source: Hoodline - 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 about 4 miles east of Breezeswept Heights 1st A.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 1 mile west of Breezeswept Heights 1st A.
Source: Miami Today
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 Breezeswept Heights?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| 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 2018 (19 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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More on Breezeswept Heights
- Home values · What homes in Breezeswept Heights actually sell for
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