Bella Vista Mid-Rise Sout
Homes for Sale in Aventura, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $1,650,000, $541 per square foot, a median 288 days on market, sellers accepting 89% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $29,030 ($28,310 with the full homestead exemption).
Three closings is a thin sample, so treat the $1,650,000 median as directional rather than a firm price ceiling or floor. What the number does confirm is that this is a high-per-square-foot address — $540.98/sqft puts it well above typical resale pricing for the broader market, which points to newer construction, higher-spec finishes, or a location premium (or some combination of the three).
The 288-day median days on market is the number that should shape strategy. This is not a fast-turnover building. Pricing precisely at listing, rather than testing the market high, matters more here than in communities where demand absorbs mispricing quickly. Sellers should plan for a longer marketing runway; buyers have room to negotiate on terms and timeline rather than feeling pressure to move at first showing.
The 60-Second Overview
Bella Vista Mid-Rise Sout market snapshot (as of September 12, 2026): the median sale price is about $1.65M ($541 per sq ft over the trailing 12 months of closed sales), and a median 288 days on market for closed sales.
Bella Vista Mid-Rise Sout sits in the upper end of the Miami-Dade condo market on a price-per-square-foot basis, but with only three closings in the current window, buyers and sellers should size the market carefully before anchoring to any single comparable.
Who Bella Vista Mid-Rise Sout is best for.
Best for
- Buyers targeting a higher price point who are comfortable doing extra diligence given the thin closing history
- Sellers prepared to price carefully and hold a longer marketing timeline rather than chase a quick sale
- Buyers who value space and are less focused on building amenities, since none are currently confirmed in listing data
Probably not for
- Buyers who need a fast, predictable closing timeline based on strong recent sales volume
- Anyone relying on amenities as a primary decision factor without first confirming what the building actually offers
- Buyers uncomfortable pricing off a small, three-sale data window without additional verification
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.65M) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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 2019 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.
9% of homes for sale in ZIP 33180 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 (2026-09-08).
The Bella Vista Mid-Rise Sout buying strategy.
If we were buying in Bella Vista Mid-Rise Sout 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 Bella Vista Mid-Rise Sout.
A low-volume, high-ppsf mid-rise
The math here is straightforward: a median price just over $1.6M against a median of $540.98/sqft implies units on the larger side of the mid-rise category, or a mix of unit sizes converging on that price point. With so few closings to average, one large or small unit sale can swing the median noticeably — a caution for anyone benchmarking a single unit against the building's headline numbers.
The 288-day median days on market is the more telling data point about current posture. That figure suggests listings here are sitting through multiple pricing cycles before finding a buyer, which is common in smaller luxury or niche mid-rise inventory where the buyer pool at any given price point is narrower. No community amenities are currently listed in the MLS data for this building, which may reflect what is actually offered, or simply a gap in how listings are populating that field — worth confirming directly rather than assuming either way.
The location and the amenities are priced into every listing in Bella Vista Mid-Rise Sout. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only three closings feeding the current snapshot, this is exactly the kind of market where a generic online estimate or a quick comp pull will mislead you. We pull the actual unit-level history, cross-check it against what similar mid-rise product is doing nearby, and price or negotiate off that — not off a thin median that could be skewed by one transaction.
Bella Vista Mid-Rise Sout 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 Bella Vista Mid-Rise Sout 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 Bella Vista Mid-Rise Sout sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bella Vista Mid-Rise Sout, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bella Vista Mid-Rise Sout home worth?
Get a no-obligation home value based on real comparable sales in Bella Vista Mid-Rise Sout, 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 Bella Vista Mid-Rise Sout?
How long do homes in Bella Vista Mid-Rise Sout take to sell?
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How do I find a top Aventura real estate agent who knows Bella Vista Mid-Rise Sout?
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Should you buy in Bella Vista Mid-Rise Sout?
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 September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2019 (8 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.
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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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how BELLA VISTA MID-RISE SOUT fits the bigger picture — live prices, inventory, and Momentum Scores: