Bel-Aire on the Ocean Con
Condos for Sale in Miami Beach, FL

Bel-Aire on the Ocean Con market snapshot (as of September 20, 2026): the median sale price is about $758K ($925 per sq ft over the trailing 12 months of closed sales), and a median 76 days on market for closed sales. The trailing-12-month median is down 37% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).

In ZIP 33141 (Miami Beach), 462 homes closed in the last 12 months at a median of $690K ($501/sq ft), up 20.2% year over year, with a median 93 days on market. Right now 367 active and 50 pending listings — a buyer's market. See the live ZIP 33141 housing market and the Miami-Dade County market.

MIAMI REALTORS sales records identify 31 homes in BEL-AIRE ON THE OCEAN CON that have changed hands since 2012, built between 2004 and 2005 (median 2004), with a median living area of about 819 sq ft and a typical 1-bedroom, 1.5-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.

Bel-Aire on the Ocean Con sits in the oceanfront condo tier of Miami-Dade, where price per square foot runs well above typical inland condo product — a signal that value here is concentrated in location and exposure rather than unit size.

A median price per square foot north of $940 puts this building firmly in premium oceanfront territory. That figure compresses the math on any purchase: smaller units can still carry large price tags, and buyers need to underwrite based on total price and layout fit, not on an assumption that price-per-square-foot will feel comparable to other Miami-Dade condo stock.

The current MLS snapshot does not identify specific building amenities, so anyone evaluating a unit here should verify amenity package, association details, and building condition directly through documents and a walkthrough rather than relying on general assumptions about oceanfront buildings. At 34 days median time on market, listings are not sitting indefinitely, but with only 5 closings feeding this window, timing conclusions should be confirmed against current live inventory before a buyer or seller sets expectations.

In a building with a thin closings sample and a high price-per-square-foot ceiling, the read on any single listing matters more than usual. We pull the actual comps, verify condition and association specifics that MLS summaries do not capture, and price against what is really transacting — not against a headline median built on five sales.

Listings in this community report association dues of about $1,475 per month ($17,700 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

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