Beach View Addn
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, BEACH VIEW ADDN in FL has 5 homes for sale and 1 pending, asking from $1,657,000 to $5,349,990 (median $2,900,000). Over the 12 months ending 2026-07-20, 9 recorded sales closed at a median of $3,700,000, $1,204 per square foot, a median 185 days on market, sellers accepting 85% of original asking (+64% versus the prior year). Homes listed or recently sold were built 1930–1990. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $65,090 ($64,380 with the full homestead exemption).
Homes For Sale Right Now in Beach View Addn
Live MLS inventory for Beach View Addn. 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 Beach View Addn listings as of 2026-09-02, 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 2013 through 2026. Tap any home to ask about it.
Beach View Addn is a low-volume, high-price-point pocket, and that combination shows up in every number here. With only 9 closings in the current window, the $3,700,000 median price and the 64.4% year-over-year swing are both being driven by which specific properties happened to trade, not by a broad shift in what the community is worth. Read the trend line as directional, not definitive, until more sales stack up behind it.
A median 185 days on market tells the real story: this is not a market where sellers get quick decisions. Pricing discipline matters more than usual, and buyers who are patient and specific about what they want have room to negotiate on timeline. At $1,203.65 per square foot, condition and finish level are doing a lot of the work in what a given home ultimately closes at.
Beach View Addn right now
🟢 Still climbing. The trailing-12-month median ($3.70M) is up 64.4% from the prior 12 months ($2.25M). With about 6 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 MLS closed sales, 12-month windows ending July 20. Confidence: Low (9 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Beach View Addn market snapshot (as of July 20, 2026): the median sale price is about $3.70M ($1204 per sq ft over the trailing 12 months of closed sales), and a median 185 days on market for closed sales. The trailing-12-month median is up 64% from the prior 12 months, computed from record-level MIAMI MLS closed sales (9 closings in the current window).
A small, high-value segment of the market where price is set property by property rather than by neighborhood-wide momentum, and where the current pace favors buyers willing to wait out a longer sales cycle.
The setting & the homes.
Aerial and on-site photos of Beach View Addn. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Beach View AddnPhotos from MIAMI MLS listings in Beach View Addn; content deemed reliable but not guaranteed.
Who Beach View Addn is best for.
Best for
- Buyers purchasing at the higher end of the price spectrum who are prepared for a longer marketing and negotiation timeline
- Sellers with a distinctive or high-finish property willing to wait for the right offer rather than the fastest one
- Buyers focused on price-per-square-foot value and condition rather than headline trend statistics
Probably not for
- Buyers who need a transaction to close within a short, fixed timeframe
- Sellers expecting rapid, competition-driven offers based on recent year-over-year appreciation figures
- Buyers looking for a community defined by shared amenities, since none are currently identified in MLS listings here
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 MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($3.70M) IS the median in the snapshot above, and the move from 2025 ($2.25M) IS the +64.4% one-year change.
Windows contain 0 to 18 sales each (9 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 2013 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.
BEACH VIEW ADDN Market Scorecard
BEACH VIEW ADDN is currently a thin data market. Limited supply, a median asking price of $2,900,000, and homes go under contract in about 160 days.
Typical home value in the 33140 ZIP is $684,558, about 32.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
The Beach View Addn buying strategy.
If we were buying in Beach View Addn 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 Beach View Addn.
Small sample, big price tag
The math in Beach View Addn is straightforward but easy to misread. Nine closings is not enough transaction volume to smooth out the effect of any single high or low sale, so the 64.4% year-over-year change and the $3,700,000 median should be treated as a snapshot of this specific window rather than a durable trend. Anyone underwriting a purchase or listing decision here should look at comparable properties directly rather than leaning on the aggregate percentage.
The 185-day median days-on-market figure is the more stable signal. It points to a market where homes at this price point take real time to find their buyer, which is typical when inventory is limited and each listing is more unique than comparable. A market heat score of 41 backs that up — this is a moderate-paced market, not one where offers are being forced by competition.
The location and the amenities are priced into every listing in Beach View Addn. 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 transactions, pricing a home correctly or evaluating an asking price requires pulling the right comparables and understanding which recent sales are representative versus outliers. Momentum works through that comparable-by-comparable, rather than leaning on a single median figure that nine sales can swing significantly in either direction.
Beach View Addn 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 Beach View Addn 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 Beach View Addn sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Beach View Addn, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Beach View Addn home worth?
Get a no-obligation home value based on real comparable sales in Beach View Addn, 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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Frequently Asked Questions
What is the median home price in Beach View Addn?
How long do homes in Beach View Addn take to sell?
Do cash buyers compete in Beach View Addn?
Who is the best real estate agent for Beach View Addn?
How do I find a top Miami Beach real estate agent who knows Beach View Addn?
Can Momentum Realty connect me with an agent for Beach View Addn?
Should you buy in Beach View Addn?
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 July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (73 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 your area comps.
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More Miami Beach & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.
See how BEACH VIEW ADDN fits the bigger picture — live prices, inventory, and Momentum Scores: