401 Blu of North Beach Co
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
The number that actually drives pricing here is the median price per square foot of $340.33, not a headline price point. With only nine closings in the current window, that per-square-foot figure is doing more work than the median sale price itself, and it tells buyers that condition and unit-specific factors are setting value more than any broad market trend.
A median of 119 days on market paired with a market heat score of 28 describes a slow-moving, buyer-negotiable environment. Combined with pricing down 7.8% year over year, sellers here should expect longer marketing periods and price discovery through negotiation rather than quick, at-list offers.
401 Blu of North Beach Co right now
🟡 Off the recent peak. The trailing-12-month median ($295K) is down 7.8% from the prior 12 months ($320K). With about a dozen 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 July 20. Confidence: Low (9 and 3 sales in the two windows).
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Updated July 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
401 Blu of North Beach Co market snapshot (as of July 20, 2026): the median sale price is about $295K ($340 per sq ft over the trailing 12 months of closed sales), and a median 119 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level MIAMI MLS closed sales (9 closings in the current window).
This is a low-volume, low-heat corner of the Miami-Dade condo market, where the recent median sale price of $295,000 reflects a small closing sample rather than a broad, liquid trend.
Who 401 Blu of North Beach Co is best for.
Best for
- A buyer targeting a specific condo unit and comfortable underwriting value from a small, recent sales sample
- A buyer with flexibility on timeline who can work through a marketing period well over three months
- A buyer looking to negotiate off list price in a market currently trending softer year over year
Probably not for
- A buyer who wants amenity-rich building features, since none are currently identified from active MLS listings
- A buyer who needs a fast close in a high-volume, quick-turnover market
- A seller expecting to price at or above recent peaks without accounting for the year-over-year decline
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 MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($295K) IS the median in the snapshot above, and the move from 2025 ($320K) IS the -7.8% one-year change.
Windows contain 3 to 17 sales each (9 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.
0% of homes for sale in ZIP 33141 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 (2026-07-18).
401 Blu of North Beach Co Market Scorecard
401 Blu of North Beach Co is currently a balanced market., and homes go under contract in about 146 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.
Homes For Sale Right Now in 401 Blu of North Beach Co
Live MLS inventory for 401 Blu of North Beach Co. 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 401 Blu of North Beach Co listings as of 2026-09-02, 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.
The 401 Blu of North Beach Co buying strategy.
If we were buying in 401 Blu of North Beach Co 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 401 Blu of North Beach Co.
A Thin, Slow Market
With just nine closings in the tracked window, this is not a market where a single sale sets a reliable trend line. The median price of $295,000 and median price per square foot of $340.33 give a snapshot of recent activity, but small samples like this can move meaningfully with the next handful of closings, so buyers and sellers should treat these figures as a current read rather than a fixed benchmark.
A median of 119 days on market and a market heat score of 28 both point to a market where listings sit for a while before finding a buyer. The 7.8% year-over-year decline reinforces that pricing has softened rather than firmed, which shifts negotiating leverage toward buyers willing to be patient and toward sellers who price realistically from the start.
The location and the amenities are priced into every listing in 401 Blu of North Beach Co. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, with no listed community amenities and only nine recent closings, pricing decisions have to be made unit-by-unit rather than off a broad comp set. We help buyers and sellers read what a small number of closings actually says about value, and we build offer and listing strategy around the 119-day marketing reality rather than around expectations set by faster-moving markets.
401 Blu of North Beach Co 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 401 Blu of North Beach Co 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 401 Blu of North Beach Co sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 401 Blu of North Beach Co, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your 401 Blu of North Beach Co home worth?
Get a no-obligation home value based on real comparable sales in 401 Blu of North Beach Co, 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 401 Blu of North Beach Co?
How long do homes in 401 Blu of North Beach Co take to sell?
Do cash buyers compete in 401 Blu of North Beach Co?
Who is the best real estate agent for 401 Blu of North Beach Co?
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Can Momentum Realty connect me with an agent for 401 Blu of North Beach Co?
Should you buy in 401 Blu of North Beach Co?
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 July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (72 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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