BEL-AIRE ON THE OCEAN CON
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that defines Bel-Aire on the Ocean Con is the price per square foot: $947.43. That is oceanfront-tier pricing, and it tells you this building is trading on land and location more than on square footage. A $775,000 median here likely buys less interior space than the same dollar figure would elsewhere in the county — buyers are paying for the address and the exposure, not for size.
With only 5 closings in the current window, this is a thin data set. A median dom of 34 days is a workable read on how quickly listings are moving, but pricing conclusions should be treated as directional rather than precise until more transactions confirm the pattern. That thinness cuts both ways: sellers should not assume a single comp sets the market, and buyers should not assume the next unit will price the same way.
The 60-Second Overview
BEL-AIRE ON THE OCEAN CON market snapshot (as of July 20, 2026): the median sale price is about $775K ($947 per sq ft over the trailing 12 months of closed sales), and a median 34 days on market for closed sales.
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.
The setting & the homes.
Aerial and on-site photos of BEL-AIRE ON THE OCEAN CON. Swipe to explore the community.
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BEL-AIRE ON THE OCEAN CON
BEL-AIRE ON THE OCEAN CON
BEL-AIRE ON THE OCEAN CON
BEL-AIRE ON THE OCEAN CON
BEL-AIRE ON THE OCEAN CONPhotos from miami listings in BEL-AIRE ON THE OCEAN CON; content deemed reliable but not guaranteed.
Who BEL-AIRE ON THE OCEAN CON is best for.
Best for
- A buyer prioritizing oceanfront location over maximizing square footage per dollar.
- A buyer or seller comfortable transacting in a lower-volume building where each closing carries more weight in setting value.
- A buyer whose budget aligns with a median near $775,000 and who is prepared to verify unit size and building specifics directly.
Probably not for
- A buyer who needs a confirmed amenity package before making an offer, since current MLS data lists none identified.
- A buyer trying to maximize interior square footage per dollar spent.
- A buyer who wants a large recent-sales data set to lean on before pricing a purchase.
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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($775K) IS the median in the snapshot above.
Windows contain 0 to 14 sales each (5 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 2018 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.
16% of homes for sale in ZIP 33141 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 (2026-08-18).
BEL-AIRE ON THE OCEAN CON Market Scorecard
BEL-AIRE ON THE OCEAN CON is currently a balanced market., and homes go under contract in about 18 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in BEL-AIRE ON THE OCEAN CON
Live MLS inventory for BEL-AIRE ON THE OCEAN CON. 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 BEL-AIRE ON THE OCEAN CON listings as of 2026-08-17, 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 2018 through 2026. Tap any home to ask about it.
The BEL-AIRE ON THE OCEAN CON buying strategy.
If we were buying in BEL-AIRE ON THE OCEAN CON 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 BEL-AIRE ON THE OCEAN CON.
What the per-square-foot number is really saying
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.
The location and the amenities are priced into every listing in BEL-AIRE ON THE OCEAN CON. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
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.
BEL-AIRE ON THE OCEAN CON in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 BEL-AIRE ON THE OCEAN CON 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 BEL-AIRE ON THE OCEAN CON sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BEL-AIRE ON THE OCEAN CON, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BEL-AIRE ON THE OCEAN CON home worth?
Get a no-obligation home value based on real comparable sales in BEL-AIRE ON THE OCEAN CON, 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 BEL-AIRE ON THE OCEAN CON?
How long do homes in BEL-AIRE ON THE OCEAN CON take to sell?
Do cash buyers compete in BEL-AIRE ON THE OCEAN CON?
Who is the best real estate agent for BEL-AIRE ON THE OCEAN CON?
How do I find a top Miami Beach real estate agent who knows BEL-AIRE ON THE OCEAN CON?
Can Momentum Realty connect me with an agent for BEL-AIRE ON THE OCEAN CON?
Should you buy in BEL-AIRE ON THE OCEAN CON?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (51 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 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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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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