ARLEN HOUSE EAST CONDO
Homes for Sale in Sunny Isles Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Pricing here is being set by unit condition and floor level more than by amenities — the MLS data shows no clearly listed building amenities driving demand, so the $475,000 median and $352.50 per square foot reflect what buyers are actually paying for the units themselves. With a median of 99 days on market, sellers are not getting quick turnarounds, and the -4.0% year-over-year change signals that pricing has softened rather than firmed over the past year.
A market heat score of 26 puts this squarely in buyer-leverage territory. With 20 closings in the trailing window, there is enough transaction volume to read the market, but not so much that a seller can assume competing offers. For a buyer, that combination — longer days on market and a negative year-over-year trend — is room to negotiate on price and terms rather than a reason to rush.
ARLEN HOUSE EAST CONDO right now
🟡 Off the recent peak. The trailing-12-month median ($475K) is down 4.0% from the prior 12 months ($495K). With about 26 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 closed sales, 12-month windows ending July 20. Confidence: High (20 and 24 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
ARLEN HOUSE EAST CONDO market snapshot (as of July 20, 2026): the median sale price is about $475K ($353 per sq ft over the trailing 12 months of closed sales), and a median 99 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level miami closed sales (20 closings in the current window).
Arlen House East is a Miami-Dade condo building where the current MLS inventory doesn't show a defined amenity package, so value here tracks unit-level condition and layout rather than building perks. At a $475,000 median price and $352.50 per square foot, it sits in a segment where buyers should expect to evaluate each unit individually rather than assume a consistent building-wide standard.
The setting & the homes.
Aerial and on-site photos of ARLEN HOUSE EAST CONDO. Swipe to explore the community.
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ARLEN HOUSE EAST CONDOPhotos from miami listings in ARLEN HOUSE EAST CONDO; content deemed reliable but not guaranteed.
Who ARLEN HOUSE EAST CONDO is best for.
Best for
- Buyers focused on unit condition and price per square foot over building amenities.
- Buyers with flexibility on timeline who can use a 99-day median days-on-market as negotiating leverage.
- Buyers comfortable pricing near the $475,000 median rather than expecting appreciation.
Probably not for
- Buyers who want a building with an established, listed amenity package.
- Sellers expecting a fast sale in a market showing a 99-day median days-on-market.
- Sellers pricing on the assumption that recent year-over-year trends have been flat or positive.
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 ($475K) IS the median in the snapshot above, and the move from 2025 ($495K) IS the -4.0% one-year change.
Windows contain 0 to 66 sales each (20 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 2012 through 2026. Deemed reliable but not guaranteed.
0% of homes for sale in ZIP 33160 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).
ARLEN HOUSE EAST CONDO Market Scorecard
ARLEN HOUSE EAST CONDO is currently a balanced market., and homes go under contract in about 64 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 ARLEN HOUSE EAST CONDO
Live MLS inventory for ARLEN HOUSE EAST CONDO. 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 ARLEN HOUSE EAST CONDO listings as of 2026-08-22, 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 2012 through 2026. Tap any home to ask about it.
The ARLEN HOUSE EAST CONDO buying strategy.
If we were buying in ARLEN HOUSE EAST CONDO 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 ARLEN HOUSE EAST CONDO.
A condition-driven, buyer-leverage market
The 99-day median days-on-market figure is the number that matters most for anyone pricing a listing or planning an offer here. That is a slower pace than a tight market would show, and paired with a -4.0% year-over-year change, it tells you pricing has been drifting rather than climbing. Sellers who price at or above the recent median should expect a longer marketing period unless the unit is clearly differentiated on condition or floor.
For buyers, the market heat score of 26 combined with 20 closings in the trailing window means there is real transaction history to negotiate from, but not urgency working against you. Because no specific building amenities are showing up in current listings, due diligence should focus on the unit itself — recent updates, layout, and how it compares to the $352.50 per-square-foot median — rather than on shared building features.
The location and the amenities are priced into every listing in ARLEN HOUSE EAST CONDO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with a 99-day median days-on-market and a negative year-over-year trend, pricing strategy and patience matter more than marketing flourish. We track the closing activity and days-on-market patterns here in real time so sellers price to the actual pace of the market and buyers know when a slower listing reflects a negotiation opportunity rather than a problem with the unit.
ARLEN HOUSE EAST CONDO 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 ARLEN HOUSE EAST CONDO 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 ARLEN HOUSE EAST CONDO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ARLEN HOUSE EAST CONDO, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ARLEN HOUSE EAST CONDO home worth?
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Frequently Asked Questions
What is the median home price in ARLEN HOUSE EAST CONDO?
How long do homes in ARLEN HOUSE EAST CONDO take to sell?
Do cash buyers compete in ARLEN HOUSE EAST CONDO?
Who is the best real estate agent for ARLEN HOUSE EAST CONDO?
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Should you buy in ARLEN HOUSE EAST CONDO?
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 2012 (267 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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