Sands Pointe Ocean Beach
Condos for Sale in Sunny Isles Beach, FL
All 1,021 homes for sale in Sunny Isles Beach, FL · median $747,000 · 1,019 condos for sale in Sunny Isles Beach · 1,020 homes for sale in 33160 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Sands Pointe Ocean Beach in Sunny Isles Beach, FL has 3 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,212,500, $617 per square foot, a median 32 days on market, sellers accepting 95% of original asking (+39% versus the prior year). Homes listed or recently sold were built 1996–1996; 3 of 3 report an HOA (median $1,913/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $21,330 ($20,620 with the full homestead exemption).
Last 30 days in Sands Pointe Ocean Beach: 1 new listing (median asking $2,150,000). As of October 20, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Sands Pointe Ocean Beach
Live MLS inventory for Sands Pointe Ocean Beach. 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 Sands Pointe Ocean Beach listings as of 2026-10-18, 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 2018 through 2026. Tap any home to ask about it.
Sands Pointe Ocean Beach is pricing off condition and unit-line more than anything else right now. At a median of $1,112,500 and roughly $596 a foot, this is a per-square-foot market, and the spread between an updated unit and a dated one will show up fast in the number. With only four closings in the current window, treat the median and the year-over-year swing as directional, not a fixed line — a single high-end or low-end sale can move both.
Twenty-six median days on market and a heat score of 63 point to a market with real buyer interest but not a bidding-war environment. The 23.6% year-over-year change is notable, but given the small closing count it likely reflects a mix shift as much as broad appreciation. Sellers priced correctly for their line and condition are still moving in under a month; sellers guessing high are the ones who will sit.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Sands Pointe Ocean Beach right now
🟢 Still climbing. The trailing-12-month median ($1.21M) is up 38.6% from the prior 12 months ($875K). With about 5 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: Low (4 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 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
Sands Pointe Ocean Beach market snapshot (as of September 20, 2026): the median sale price is about $1.21M ($617 per sq ft over the trailing 12 months of closed sales), and a median 32 days on market for closed sales. The trailing-12-month median is up 39% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
In ZIP 33160 (Sunny Isles Beach), 919 homes closed in the last 12 months at a median of $455K ($388/sq ft), down 4.8% year over year, with a median 108 days on market. Right now 1,312 active and 137 pending listings put supply at about 3.0 months — a buyer's market. See the live ZIP 33160 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 22 homes in SANDS POINTE OCEAN BEACH that have changed hands since 2010, built between 1996 and 1996 (median 1996), with a median living area of about 1,730 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pricing here is driven by unit condition and finish level more than by any single amenity package, and the current MLS activity does not surface a defined amenities list — so buyers should confirm building specifics directly rather than assume a standard package.
The setting & the homes.
Aerial and on-site photos of Sands Pointe Ocean Beach. Swipe to explore the community.
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Sands Pointe Ocean Beach
Sands Pointe Ocean Beach
Sands Pointe Ocean BeachPhotos from MIAMI MLS listings in Sands Pointe Ocean Beach; content deemed reliable but not guaranteed.
Who Sands Pointe Ocean Beach is best for.
Best for
- A buyer comfortable doing unit-level diligence rather than leaning on a neighborhood-wide average
- A buyer targeting a specific finish level or unit line and willing to move within a normal, non-rushed timeline
- A seller with a well-maintained, updated unit who wants pricing built on recent comparable closings rather than a broad median
Probably not for
- A buyer who wants a large, stable comp set before making a pricing decision
- A buyer relying on a published amenities list to shape their decision without confirming building specifics directly
- A seller expecting the year-over-year figure to guarantee a similar gain on their own unit's sale
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 ($1.21M) IS the median in the snapshot above, and the move from 2025 ($875K) IS the +38.6% one-year change.
Windows contain 2 to 8 sales each (4 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.
8% 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 (2026-10-14).
Sands Pointe Ocean Beach Market Scorecard
Sands Pointe Ocean Beach is currently a balanced market., a median asking price of $1,995,000, and homes go under contract in about 8 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 Sands Pointe Ocean Beach buying strategy.
If we were buying in Sands Pointe Ocean Beach 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 Sands Pointe Ocean Beach.
Reading a thin-data market correctly
Four closings is a small enough sample that this community's numbers should be read as a snapshot, not a trend line. The median price and per-square-foot figure are real transactions, but with so few data points, one renovated unit or one distressed sale can shift the median meaningfully. Anyone using these figures to price a listing or size an offer should pair them with a direct look at the handful of comparable closings, not just the topline number.
The 26-day median days-on-market and a heat score of 63 suggest steady, not frantic, absorption — homes here are selling, but buyers appear to be taking a normal look before committing. Combined with a wide per-square-foot outcome, that points to a market where condition and pricing discipline matter more than urgency. A well-priced, well-presented unit should still move in a reasonable window; an overpriced one will linger regardless of the broader trend line.
The location and the amenities are priced into every listing in Sands Pointe Ocean Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like this, the comps that matter are the handful of recent closings, not a broad neighborhood average — we track those individually rather than relying on an automated median. We also verify building-specific details, since the current MLS data does not spell out an amenities package, and that gap needs to be closed with direct diligence before any offer or listing price is set.
Sands Pointe Ocean Beach in 15 seconds.
What it really costs to own in Sands Pointe Ocean BeachCondos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $18,899/yr across 3 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $1,913/month across 3 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1996 across 3 listings. An original roof here would be about 30 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $3,646/month (tax $1,575, HOA $1,913, insurance $158). An estimate from the sources above, not a quote.
Email me new listings in Sands Pointe Ocean BeachCondos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sands Pointe Ocean BeachCondos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sands Pointe Ocean BeachCondos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $1,913/month (about $22,956/yr) · median of 3 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,913 per month ($22,956 a year) — the median AssociationFee across 3 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Sands Pointe Ocean Beach 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 Sands Pointe Ocean Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sands Pointe Ocean Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sands Pointe Ocean Beach home worth?
Get a no-obligation home value based on real comparable sales in Sands Pointe Ocean Beach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Sunny Isles Beach →
| Location | Sunny Isles Beach, Miami-Dade County, FL · ZIP 33160 |
|---|---|
| Sale prices, last 12 months | $1,212,500 median across 4 closed sales · $617 per sq ft · +38.6% vs the prior 12 months |
| Days on market (closed sales) | 32 median |
| For sale right now | 3 active, 0 pending · median asking $1,995,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sands Pointe Ocean Beach key facts,” movewithmomentum.com/neighborhoods/sands-pointe-ocean-beach, data as of September 20, 2026.
Just listed in Sands Pointe Ocean Beach
The newest homes for sale in Sands Pointe Ocean Beach right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 16711 Collins Ave 1207 $2,150,000 · 3 bd · 3 ba · 2,120 sq ft · new today Courtesy of Beachfront Realty Inc
- 16711 Collins Ave 1704 $1,550,000 · 3 bd · 2 ba · 1,820 sq ft · 37 days on market Courtesy of Miles Goldstein Real Estate
- 16711 Collins Ave 907 $1,995,000 · 3 bd · 3 ba · 2,120 sq ft · 373 days on market Courtesy of Beachfront Realty Inc
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Sands Pointe Ocean Beach Right Now (3)
All 3 active and pending Sands Pointe Ocean Beach listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16711 Collins Ave 1207 · $2,150,000 · 3 bd / 3 ba · listed Sep 11, 2026 · listed by Beachfront Realty Inc
- 16711 Collins Ave 1704 · $1,550,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by Miles Goldstein Real Estate
- 16711 Collins Ave 907 · $1,995,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Beachfront Realty Inc
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- Florida flood insurance calculator
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Recent Developments in Sands Pointe Ocean Beach
Development, infrastructure, retail, and school activity affecting Sands Pointe Ocean Beach, 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 west of Sands Pointe Ocean Beach.
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 west of Sands Pointe Ocean Beach.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is about 2 miles southwest of Sands Pointe Ocean Beach.
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 5 miles west of Sands Pointe Ocean Beach.
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 about 5 miles west of Sands Pointe Ocean Beach.
Source: Local 10 News - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The site is about 2 miles west of Sands Pointe Ocean Beach.
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 Sands Pointe Ocean Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 18, 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 2018 (42 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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