Momentum Housing Data · Home Values · Miami-Dade County
Buying here? See Bel Aire homes for sale and the Bel Aire community guide (Cutler Bay).
SECTION 22 BEL-AIRE (Palmetto Bay, FL): 3 recorded closings in the 12 months ending 2026-09-20, a 4-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 93.9% of original asking; the median sale took 153 days (window ending 2026-09-20).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $770,000 | $340 | 153 | 93.9% | 3 |
| 2022 | $1,549,500 | $376 | 38 | 98.4% | 4 |
| 2020 | $466,950 | $213 | 94 | 95.6% | 6 |
| 2018 | $442,525 | $206 | 72 | 94.3% | 4 |
Over the recorded series, SECTION 22 BEL-AIRE’s median sold price moved from $442,525 (2018) to $770,000 (12 months ending 2026-09-20) — +74% over that span, with every year’s figure from recorded closings, not a model.
At SECTION 22 BEL-AIRE’s $770,000 median and Miami-Dade County’s adopted 17.59 mills (FY2025-26), a home assessed at that price carries roughly $13,550 a year in property tax before exemptions, or about $12,830 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 $2,699,000 against the $770,000 recorded sold median (+251%) — the gap between what sellers hope and what the record shows. Demand check: 50% of SECTION 22 BEL-AIRE’s listings are under contract, against 35% for ZIP 33157 and 18% for Miami-Dade County as a whole — the community is absorbing faster than its surroundings.
With asking prices running +251% over the recorded sold median, a SECTION 22 BEL-AIRE listing priced against the closed record above stands out against its competition; one priced against the asking crowd joins the statewide list of homes that never sold.
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 SECTION 22 BEL-AIRE 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 |
|---|---|---|---|---|
| PINEWOOD ESTS 3RD ADDN | $890,000 | $546 | 48 | 3 |
| OLD CUTLER SHORES | $997,500 | $355 | 60 | 4 |
| PINEWOOD ESTATES SECOND A | $957,500 | $401 | 15 | 4 |
| WHISPERING PINES ESTATES | $700,000 | $401 | 60 | 14 |
More SECTION 22 BEL-AIRE: 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 2013 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.