Bear Sub
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
BEAR SUB shows no closed sales in the current MLS window, which means there is no recent transaction data to anchor a price read. That is not unusual for smaller or lower-turnover subdivisions, but it does mean any pricing conversation here has to start from comparable nearby activity rather than this community's own recent history.
For a buyer or seller, the practical posture is patience and local due diligence rather than reliance on a headline number. Without closed comps, both list price and offer strategy need to be built from a broader area analysis, not from BEAR SUB in isolation.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside BEAR SUB 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
BEAR SUB is a Miami-Dade County subdivision with no closings recorded in the current snapshot and no community amenities identified from active MLS listings, so this is a market where the numbers simply are not there yet to describe.
MIAMI REALTORS sales records identify 7 homes in BEAR SUB that have changed hands since 2016, built between 1993 and 1994 (median 1993), with a median living area of about 1,440 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Bear Sub is best for.
Best for
- A buyer comfortable building a price opinion from nearby comparable sales rather than subdivision-specific history.
- A seller willing to work with a broker on a custom comp analysis instead of a packaged market report.
- Someone already familiar with the immediate area who wants to evaluate a specific listing on its own merits.
Probably not for
- A buyer who wants to see a track record of recent closings before making an offer.
- A seller expecting a data-backed pricing strategy built solely on this subdivision's sales history.
- Anyone relying on published community amenities as part of the decision, since none have been identified from current listings.
The market around Bear Sub
Bear Sub is too small for its own price trend, so here is the market around it.
In ZIP 33016, 137 homes are on the market and 39% are under contract — a fast-moving corner of .
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33016, 160 homes closed in the last 12 months at a median of $480K ($327/sq ft), up 1.1% year over year, with a median 40 days on market. Right now 31 active and 31 pending listings — a healthy market. See the live ZIP 33016 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Bear Sub specifically. Momentum Research analysis of MLS records.
The Bear Sub buying strategy.
If we were buying in Bear 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 Bear Sub.
A community with no recent transaction footprint
The current data shows zero closings in the window we track, and no amenities have surfaced from active listings. That combination means we cannot responsibly describe a price trend, a typical days-on-market pace, or a buyer profile based on BEAR SUB sales activity alone.
This is a case where the honest answer is that more information is needed before making claims. Anyone evaluating this subdivision should treat it as a blank slate on the numbers and lean on a direct look at current listings, tax records, and nearby comparable sales rather than a market narrative.
The location and the amenities are priced into every listing in Bear Sub. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a subdivision has no recent closings to analyze, the value of a broker is in knowing how to build a comp set from the surrounding market instead of guessing. We will tell you plainly when a community's data is too thin to support a confident pricing conversation, and we will show you where to look instead.
Bear Sub 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 Bear 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 Bear Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bear 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 Bear Sub home worth?
Get a no-obligation home value based on real comparable sales in Bear 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 Bear Sub on the map →
Should you buy in Bear Sub?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (29 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.
Recent Developments in Bear Sub
Development, infrastructure, retail, and school activity affecting Bear Sub, 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 7 miles southeast of Bear Sub.
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 6 miles southeast of Bear Sub.
Source: Florida YIMBY - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The site is about 2 miles southwest of Bear Sub.
Source: Hoodline - September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 4 miles north of Bear Sub.
Source: Miami Today - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 5 miles south of Bear Sub.
Source: Miami Today - August 2026Market
Lakeview at NoMi opens pre-leasing with 342 units in North Miami
Integra Investments' seven-story project at 13855 NW 17th Avenue includes 342 units, 34 income-restricted and 308 workforce-priced, plus a 528-foot public linear park and about 3,160 square feet of ground-floor commercial space. The roughly $100 million build has a $65 million construction loan, with initial move-ins expected as soon as November.
What it may mean for the marketAdds 342 rental units and a public park to North Miami, expanding rental inventory at workforce price points. The site is about 3 miles northeast of Bear Sub.
Source: Hoodline
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.
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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how BEAR SUB fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in Bear SubHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Bear SubHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Bear SubHomes for Sale will answer, and the answer is published on this page for the next buyer.
Common questions about Bear Sub
Where is Bear Sub?
Bear Sub is a community in Miami-Dade County, Florida, ZIP 33016 / 33018.
Are there homes for sale in Bear Sub right now?
No active listings inside Bear Sub at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Bear Sub have an HOA or CDD?
No HOA is on record for Bear Sub in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Bear Sub with Momentum Realty’s local guides.
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.