ARLEN HOUSE WEST CONDO
Homes for Sale in Sunny Isles Beach, FL

ARLEN HOUSE WEST CONDO market snapshot (as of July 20, 2026): the median sale price is about $298K ($292 per sq ft over the trailing 12 months of closed sales), and a median 72 days on market for closed sales. The trailing-12-month median is down 19% from the prior 12 months, computed from record-level miami closed sales (8 closings in the current window).

Arlen House West is a Miami-Dade condo market where price has moved down meaningfully over the past year and units are sitting well past a month before going under contract, a combination that favors buyers willing to do their homework on individual unit condition.

The math here is straightforward: a median price per square foot of $292.16 against a median sale price of $298,500 points to a building of smaller, likely efficient-to-modest-sized units. With just 8 closings in the tracked window, this is a low-volume market, small enough that one or two unusual sales (an estate condition unit, a cash-only distress sale, a fully renovated outlier) can move the median noticeably. Treat any single data point here as directional, not precise.

The -19.3% year-over-year change combined with a 71.5-day median days-on-market and a heat score of 26 is a consistent story, not a contradiction: demand has softened, and sellers who list at last year's numbers are the ones sitting unsold. Buyers currently have room to negotiate on price and terms rather than compete against multiple offers.

In a market this thin, on-the-ground pricing judgment matters more than an algorithm. We track the individual closings behind the median, not just the headline number, so you know whether a comp reflects the building's real condition and demand or is an outlier skewing the average.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.