BRIAR BAY TOWNHOUSE ESTAT
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that matters most in Briar Bay Townhouse Estates right now is pace: a median 15.5 days on market says pricing is being tested and cleared quickly rather than sitting. That kind of turnover usually means sellers who price close to recent comparable closings are getting satisfied fast, while stale or overreaching listings stand out immediately by comparison.
At a median $515,000 and $398.81 per square foot, this is a market where condition and layout do the talking, not amenity packages or story premiums. With 14 closings in the trailing window and price up 3.5% year over year, the read is a steady, incremental market rather than a hot one — buyers should expect to compete on speed and preparation, not on offering wild premiums.
BRIAR BAY TOWNHOUSE ESTAT right now
🟡 Still climbing. The trailing-12-month median ($515K) is up 3.5% from the prior 12 months ($498K). With about 6 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 closed sales, 12-month windows ending July 20. Confidence: Low (14 and 4 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BRIAR BAY TOWNHOUSE ESTAT market snapshot (as of July 20, 2026): the median sale price is about $515K ($399 per sq ft over the trailing 12 months of closed sales), and a median 16 days on market for closed sales. The trailing-12-month median is up 4% from the prior 12 months, computed from record-level miami closed sales (14 closings in the current window).
Briar Bay Townhouse Estates is trading as a fast-moving, moderately priced townhouse market in Miami-Dade, with the current median sitting at $515,000 and a per-square-foot figure just under $399.
Who BRIAR BAY TOWNHOUSE ESTAT is best for.
Best for
- Buyers targeting a townhouse near the mid-$500s who want a fast-moving, low-drama transaction.
- Move-up or downsizing buyers comfortable competing on speed rather than price concessions.
- Investors comparing per-square-foot value (currently near $399) against other Miami-Dade townhouse segments.
Probably not for
- Buyers who require clubhouse, pool, or other on-site amenities as part of the purchase — none are currently confirmed here.
- Buyers who want extended time to deliberate; a 15.5-day median leaves little room for slow decision-making.
- Buyers relying on a wide range of comparable listings to gauge value, given the limited 14-closing sample.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($515K) IS the median in the snapshot above, and the move from 2025 ($498K) IS the +3.5% one-year change.
Windows contain 0 to 14 sales each (14 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 2017 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.
32% of homes for sale in ZIP 33176 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 (2026-08-18).
BRIAR BAY TOWNHOUSE ESTAT Market Scorecard
BRIAR BAY TOWNHOUSE ESTAT is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in BRIAR BAY TOWNHOUSE ESTAT
Live MLS inventory for BRIAR BAY TOWNHOUSE ESTAT. 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 BRIAR BAY TOWNHOUSE ESTAT listings as of 2026-07-20, 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 2017 through 2026. Tap any home to ask about it.
The BRIAR BAY TOWNHOUSE ESTAT buying strategy.
If we were buying in BRIAR BAY TOWNHOUSE ESTAT 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 BRIAR BAY TOWNHOUSE ESTAT.
What the 15.5-day market tells you
A median of 15.5 days on market is a meaningful signal in a townhouse segment: it means well-prepared, correctly priced units are not lingering long enough for buyers to negotiate from a position of leverage. Anyone shopping here should assume that a home that looks right on paper will have competition within the first couple of weeks, and price it and move accordingly.
The 3.5% year-over-year gain is modest by design — this reads as a market absorbing normal seasonal turnover rather than one being bid up. With 14 recorded closings in the current window, the sample is small enough that a single unusually strong or weak sale can shift the median, so buyers and sellers should lean on trend over any one data point.
The location and the amenities are priced into every listing in BRIAR BAY TOWNHOUSE ESTAT. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With no community amenities confirmed in current MLS data and a fast 15.5-day clearing pace, the value case in Briar Bay Townhouse Estates comes down to reading each listing's condition and comparable pricing correctly and moving on it quickly — exactly the kind of tight-window work Momentum is built to handle.
BRIAR BAY TOWNHOUSE ESTAT in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 BRIAR BAY TOWNHOUSE ESTAT 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 BRIAR BAY TOWNHOUSE ESTAT sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BRIAR BAY TOWNHOUSE ESTAT, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BRIAR BAY TOWNHOUSE ESTAT home worth?
Get a no-obligation home value based on real comparable sales in BRIAR BAY TOWNHOUSE ESTAT, 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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Frequently Asked Questions
What is the median home price in BRIAR BAY TOWNHOUSE ESTAT?
How long do homes in BRIAR BAY TOWNHOUSE ESTAT take to sell?
Do cash buyers compete in BRIAR BAY TOWNHOUSE ESTAT?
Who is the best real estate agent for BRIAR BAY TOWNHOUSE ESTAT?
How do I find a top real estate agent who knows BRIAR BAY TOWNHOUSE ESTAT?
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Should you buy in BRIAR BAY TOWNHOUSE ESTAT?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BRIAR BAY TOWNHOUSE ESTAT with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2017 (56 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 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the miami member average and 8 days faster, and we’ll price yours against live your area comps.
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