Beach View Sub
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 SUB in FL has 5 homes for sale and 2 pending, asking from $3,850,000 to $10,360,000 (median $6,350,000). Over the 12 months ending 2026-07-20, 7 recorded sales closed at a median of $4,500,000, $1,277 per square foot, a median 272 days on market, sellers accepting 86% of original asking (+31% versus the prior year). Homes listed or recently sold were built 1929–2025 with 1 new construction. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $79,170 ($78,460 with the full homestead exemption).
Homes For Sale Right Now in Beach View Sub
Live MLS inventory for Beach View Sub. 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 Sub 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 2012 through 2026. Tap any home to ask about it.
Beach View Sub right now
🟢 Still climbing. The trailing-12-month median ($4.50M) is up 30.9% from the prior 12 months ($3.44M) and up 478% since 2012. With about a dozen 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 (7 and 4 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 Sub market snapshot (as of July 20, 2026): the median sale price is about $4.50M ($1277 per sq ft over the trailing 12 months of closed sales), and a median 272 days on market for closed sales. The trailing-12-month median is up 31% from the prior 12 months and up 478% since 2012, computed from record-level MIAMI MLS closed sales (7 closings in the current window).
The setting & the homes.
Aerial and on-site photos of Beach View Sub. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Beach View SubPhotos from MIAMI MLS listings in Beach View Sub; content deemed reliable but not guaranteed.
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 ($4.50M) IS the median in the snapshot above, and the move from 2025 ($3.44M) IS the +30.9% one-year change.
Windows contain 0 to 29 sales each (7 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.
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 SUB Market Scorecard
BEACH VIEW SUB is currently a thin data market. Limited supply, a median asking price of $6,350,000, and homes go under contract in about 11 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 Sub buying strategy.
If we were buying in Beach View Sub 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 Sub.
A closer look at the Beach View Sub market
At a median of $1277 per square foot, Beach View Sub prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 31% year over year. Homes that do trade take a median 272 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Beach View Sub. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Beach View Sub buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.9). Basis: Long-Term Appreciation +478% since 2012; Recent Direction +30.9% year-over-year; Pricing Power 86.0% sale-to-list. Refreshed with each data update.
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 Sub 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 Sub 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 Sub, 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 Sub home worth?
Get a no-obligation home value based on real comparable sales in Beach View Sub, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Beach View Sub on the map →
Frequently Asked Questions
What is the median home price in Beach View Sub?
How long do homes in Beach View Sub take to sell?
Do cash buyers compete in Beach View Sub?
Have Beach View Sub home prices gone up?
Who is the best real estate agent for Beach View Sub?
How do I find a top Miami Beach real estate agent who knows Beach View Sub?
Can Momentum Realty connect me with an agent for Beach View Sub?
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 2012 (117 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 SUB fits the bigger picture — live prices, inventory, and Momentum Scores: