Momentum Housing Data · Home Values · Miami-Dade County
Buying here? See Reef South Condo homes for sale and the Reef South Condo community guide (North Miami Beach).
REEF SOUTH CONDO (North Miami Beach, FL): 3 recorded closings in the 12 months ending 2026-09-20, a 5-year price record, and the year-by-year record — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 96.6% of original asking; the median sale took 74 days (window ending 2026-09-20).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $330,000 | $292 | 74 | 96.6% | 3 |
| 2022 | $265,000 | $237 | 36 | 94.0% | 10 |
| 2021 | $330,000 | $272 | 81 | 94.6% | 3 |
| 2020 | $185,000 | $187 | 36 | 93.5% | 3 |
| 2019 | $265,000 | $234 | 51 | 88.8% | 3 |
Over the recorded series, REEF SOUTH CONDO’s median sold price moved from $265,000 (2019) to $330,000 (12 months ending 2026-09-20) — +25% over that span, with every year’s figure from recorded closings, not a model.
From the live MLS feed as of 2026-09-23: The homes listed or recently sold were built between 1980 and 1980 (median 1980); 4 of 4 listed or recently sold homes report an HOA, median $922/mo. See the current REEF SOUTH CONDO listings →
At REEF SOUTH CONDO’s $330,000 median and Miami-Dade County’s adopted 17.59 mills (FY2025-26), a home assessed at that price carries roughly $5,810 a year in property tax before exemptions, or about $5,090 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Miami-Dade County tax page.
Current asking prices run a median $290,000 against the $330,000 recorded sold median (-12%) — the gap between what sellers hope and what the record shows. Demand check: 25% of REEF SOUTH CONDO’s listings are under contract, against 10% for ZIP 33160 and 18% for Miami-Dade County as a whole — the community is absorbing faster than its surroundings.
Asking prices here currently sit -12% under the recorded sold median — sellers are pricing to move, and the closed record above is the number a buyer's appraiser will see.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping REEF SOUTH CONDO are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| STRATFORD HOUSE CONDO | $190,000 | $241 | 86 | 7 |
| THE HARBOUR NORTH CONDO | $590,000 | $556 | 74 | 4 |
| THE HARBOUR SOUTH CONDO | $610,000 | $551 | 76 | 5 |
| WOODSIDE APTS CONDO | $140,000 | $187 | 246 | 5 |
More REEF SOUTH CONDO: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.