Barbizon Beach Club
Condos for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $314,500, $877 per square foot, a median 69 days on market, sellers accepting 91% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $5,530 ($4,820 with the full homestead exemption).
The number that actually tells the story here is price per square foot, not the median price itself. At $876.89 a foot against a $314,500 median, the math points to compact units — this is a building where you're paying for location and square footage efficiency, not size. Buyers underwriting this community need to think in terms of dollars per foot, because the median price alone will undersell what a larger unit here would actually cost.
With only 4 closings in the current window, treat any single data point — including this median — as a snapshot, not a trend line. A median dom of just under 70 days suggests these units don't move in a week, but they also aren't sitting stale for a season. Sellers should price to the per-foot benchmark rather than to a round number, and buyers should expect to negotiate on condition rather than on the base assumption that this is an undervalued corner of the market.
Nearby homes for sale
No active listings inside BARBIZON BEACH CLUB CONDO right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Barbizon Beach Club Condo market snapshot (as of September 20, 2026): the median sale price is about $314K ($877 per sq ft over the trailing 12 months of closed sales), and a median 70 days on market for closed sales.
In ZIP 33139, 697 homes closed in the last 12 months at a median of $800K ($765/sq ft), up 2.1% year over year, with a median 95 days on market. Right now 495 active and 79 pending listings — a buyer's market. See the live ZIP 33139 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 10 homes in BARBIZON BEACH CLUB Condo that have changed hands since 2017, built between 1937 and 1937 (median 1937), with a median living area of about 450 sq ft and a typical 1-bedroom, 1-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Barbizon Beach Club Condo trades at a price point that looks modest until you run it per square foot — a signal that unit size, not location premium, is the variable driving value here.
Who Barbizon Beach Club Condo is best for.
Best for
- Buyers comfortable with a smaller-footprint unit who are budgeting around price-per-square-foot rather than total price.
- Buyers who want to run their own comps closely, given the limited number of recent closings feeding the current snapshot.
- Buyers or investors who plan to verify amenities and condition directly rather than relying on listing summaries.
Probably not for
- Buyers who need a larger floorplan — the per-foot pricing here signals compact units are the norm.
- Buyers who want a fast, high-volume comp set to lean on — the closings window is too thin for that kind of confidence.
- Buyers who require confirmed on-site amenities before writing an offer, since none are currently documented in MLS data.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($314K) IS the median in the snapshot above.
Windows contain 0 to 4 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 2017 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.
14% of homes for sale in ZIP 33139 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 (2026-09-20).
The Barbizon Beach Club Condo buying strategy.
If we were buying in Barbizon Beach Club 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 Barbizon Beach Club Condo.
What the per-foot number is really telling you
A $876.89 per-square-foot figure paired with a $314,500 median price is not a coincidence — it's arithmetic. It tells you the typical closed unit in this building is small. That matters for financing (smaller loan amounts, different comp sets), for resale (buyer pool for micro-units is narrower than for larger floorplans), and for how you evaluate 'is this a deal' — the sticker price can look approachable while the per-foot cost says otherwise.
No community amenities were identified from current MLS listings, which may reflect what's genuinely offered or simply what listing agents chose to note — either way, don't assume building amenities exist or don't exist without direct verification. With only 4 closings feeding this snapshot, the smart move is to pull recent comps unit-by-unit rather than lean on the aggregate median as a pricing anchor.
The location and the amenities are priced into every listing in Barbizon Beach Club Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with this few recent closings, generic comps mislead. We pull per-unit, per-foot pricing before we let a client anchor to a median, and we verify amenity and condition claims directly rather than relying on what's listed — that's the difference between a fair offer and a guess.
Barbizon Beach Club Condo 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 Barbizon Beach Club 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 Barbizon Beach Club Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Barbizon Beach Club 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 Barbizon Beach Club Condo home worth?
Get a no-obligation home value based on real comparable sales in Barbizon Beach Club Condo, 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 Barbizon Beach Club Condo
Development, infrastructure, retail, and school activity affecting Barbizon Beach Club Condo, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 4 miles west of Barbizon Beach Club Condo.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 4 miles west of Barbizon Beach Club Condo.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is about 1 mile southwest of Barbizon Beach Club Condo.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 5 miles west of Barbizon Beach Club Condo.
Source: Florida YIMBY - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 5 miles west of Barbizon Beach Club Condo.
Source: Local 10 News - 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 site is about 1 mile west of Barbizon Beach Club Condo.
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.
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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 MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2017 (13 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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