Allocca Sub
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Allocca Sub is a small enough subdivision that current MLS activity does not give us a reliable price signal or a documented amenity package to work from. That is a data limitation, not a verdict on the community itself, but it means we cannot responsibly quote a median price or a range here.
For a buyer or seller, that translates into a practical posture: pricing has to be built from a direct comparable-sales pull at the time you are ready to act, rather than from a headline number. Anyone telling you a firm price point for this subdivision right now is guessing beyond what the data supports.
The 60-Second Overview
Allocca Sub is a Miami-Dade subdivision with limited current MLS listing volume, which keeps both pricing and amenity information thin at this snapshot.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Allocca Sub is best for.
Best for
- A buyer already committed to this specific subdivision who wants a direct, current comparable analysis before making an offer.
- A seller who understands pricing here has to be built from an individual property review rather than a published median.
- An investor comfortable doing property-by-property due diligence in a subdivision with thin public data.
Probably not for
- A buyer who wants a documented amenity package to compare against before touring.
- Anyone shopping primarily off a published price range or median for this specific subdivision.
- A buyer unwilling to commission a fresh comparable pull given the limited current listing volume.
The market around Allocca Sub
Allocca Sub is too small for its own price trend, so here is the market around it.
In ZIP 33161, 219 homes are on the market and 19% are under contract — a steady corner of .
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not Allocca Sub specifically. Momentum Research analysis of MLS records.
Recent Developments in Allocca Sub
Development, infrastructure, retail, and school activity affecting Allocca Sub, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 3 miles north of Allocca Sub, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 1 mile north of Allocca Sub.
Source: The Real Deal - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 4 miles north of Allocca Sub, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 4 miles north of Allocca Sub, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is less than a mile north of Allocca Sub.
Source: The Real Deal - 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 project is about 4 miles northeast of Allocca Sub, elsewhere in Miami-Dade County.
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.
The Allocca Sub buying strategy.
If we were buying in Allocca Sub 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 Allocca Sub.
A subdivision the data has not caught up to yet
There is no recorded community amenity package tied to current listings, and no pricing statistics granular enough to characterize a typical home here. That is worth stating plainly rather than papering over with generic language.
None of this means Allocca Sub lacks character or value, only that this snapshot cannot responsibly assign it numbers it does not have. Anyone seriously evaluating this subdivision should expect to do a direct, current comparable pull rather than lean on any published aggregate.
The location and the amenities are priced into every listing in Allocca Sub. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision this thin on public MLS data, the value of a broker is in pulling current, direct comparables and verifying condition and terms property by property, rather than relying on any published snapshot.
Allocca Sub 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 Allocca Sub 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 Allocca Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Allocca Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Allocca Sub home worth?
Get a no-obligation home value based on real comparable sales in Allocca Sub, 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 homes for sale in Allocca Sub on the map →
Should you buy in Allocca Sub?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2020 (4 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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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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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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.