AMD PL OF BELMAR
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that anchors this snapshot is price per square foot, not the median price itself. At $838.32 per square foot against a $2,365,000 median, this is a market where size and finish level drive the number as much as location does. With only four closings in the current window, treat every figure here as directional rather than definitive — a single high-end sale or a single distressed one can move the median meaningfully.
A median 45-day time on market says these homes are not moving on impulse. Buyers here are underwriting price per square foot carefully before committing, and sellers should expect that scrutiny rather than assume urgency will do the work for them.
The 60-Second Overview
AMD PL OF BELMAR market snapshot (as of July 20, 2026): the median sale price is about $2.37M ($838 per sq ft over the trailing 12 months of closed sales), and a median 45 days on market for closed sales.
AMD PL OF BELMAR is a low-volume slice of the Miami-Dade market, so its pricing signals — a $2,365,000 median and $838.32 per square foot — should be read as a snapshot of a handful of transactions rather than a broad trend line.
The setting & the homes.
Aerial and on-site photos of AMD PL OF BELMAR. Swipe to explore the community.
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AMD PL OF BELMAR
AMD PL OF BELMAR
AMD PL OF BELMARPhotos from miami listings in AMD PL OF BELMAR; content deemed reliable but not guaranteed.
Who AMD PL OF BELMAR is best for.
Best for
- Buyers comfortable underwriting value primarily on price per square foot rather than a deep sales history.
- Sellers prepared for a median 45-day marketing period rather than an immediate sale.
- Buyers focused on the home itself, since no specific community amenities are identified in current listings.
Probably not for
- Buyers who want a large set of recent comparable sales before committing to an offer price.
- Sellers expecting a fast, high-urgency sale cycle based on this window's activity.
- Buyers whose priority is a defined amenity package as part of the purchase decision.
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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.37M) IS the median in the snapshot above.
Windows contain 0 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 2015 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.
16% of homes for sale in ZIP 33138 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 (2026-08-18).
AMD PL OF BELMAR Market Scorecard
AMD PL OF BELMAR is currently a balanced market., and homes go under contract in about 55 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in AMD PL OF BELMAR
Live MLS inventory for AMD PL OF BELMAR. 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 AMD PL OF BELMAR listings as of 2026-08-17, 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 2015 through 2026. Tap any home to ask about it.
The AMD PL OF BELMAR buying strategy.
If we were buying in AMD PL OF BELMAR 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 AMD PL OF BELMAR.
What the Four Closings Actually Tell You
Four closings is enough to establish a price level, not enough to establish a pattern. The $838.32 per-square-foot figure is the more durable data point of the two, since it normalizes for size differences across a small sample better than the flat median price does. If you're pricing a listing or evaluating an offer here, lean on that per-square-foot number and adjust for the specific home's condition and square footage rather than anchoring on the median alone.
The 45-day median days-on-market fits a market where buyers are taking time to compare finish quality and layout at this price level rather than transacting on the first showing. No community amenities are identified in the current MLS data for this listing set, so any amenity value in a specific home should be verified directly against that property's listing rather than assumed from the community name.
The location and the amenities are priced into every listing in AMD PL OF BELMAR. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, the difference between a good outcome and a mediocre one comes down to how carefully the comparable sales are read. We pull the per-square-foot detail on each of the recent closings, not just the headline median, so pricing and offer strategy in AMD PL OF BELMAR are built on the right data rather than a small sample's averages.
AMD PL OF BELMAR in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 AMD PL OF BELMAR 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 AMD PL OF BELMAR sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in AMD PL OF BELMAR, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your AMD PL OF BELMAR home worth?
Get a no-obligation home value based on real comparable sales in AMD PL OF BELMAR, 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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Recent Developments in Amd Pl Of Belmar
Development, infrastructure, retail, and school activity affecting Amd Pl Of Belmar, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The site is about 2 miles north of Amd Pl Of Belmar.
Source: Florida YIMBY - 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 site is about 1 mile south of Amd Pl Of Belmar.
Source: Florida YIMBY - 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 site is less than a mile south of Amd Pl Of Belmar.
Source: The Real Deal - 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 project is about 3 miles south of Amd Pl Of Belmar, 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 site is less than a mile southwest of Amd Pl Of Belmar.
Source: Florida YIMBY - 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 3 miles southeast of Amd Pl Of Belmar, 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.
Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2015 (29 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 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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