Bellamare @ Williams Isla
Condos for Sale in Aventura, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Bellamare @ Williams Isla in Aventura, FL has 5 homes for sale, asking from $1,336,000 to $4,500,000 (median $2,350,000). Over the 12 months ending 2026-09-12, 9 recorded sales closed at a median of $2,625,000, $924 per square foot, a median 133 days on market, sellers accepting 94% of original asking (-3% versus the prior year). Homes listed or recently sold were built 2005–2005; 4 of 5 report an HOA (median $1,846/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $46,180 ($45,470 with the full homestead exemption).
Homes For Sale Right Now in Bellamare @ Williams Isla
Live MLS inventory for Bellamare @ Williams Isla. 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 Bellamare @ Williams Isla listings as of 2026-09-12, 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.
Pricing at BELLAMARE @ WILLIAMS ISLA sits at a median of $3,125,000, with price per square foot near $1,064.72 — a figure that puts this squarely in the upper tier of Miami-Dade condo product. At this level, per-square-foot pricing is doing most of the talking; finish quality, floor plan, and view line move the number more than broad market trends do.
A median 117 days on market signals a deliberate buyer pool rather than a fast-moving one. With only 8 closings in the current window, the sample is thin — sellers should price on comparable unit specifics rather than assume a market-wide trend, and buyers have some room to negotiate on timeline and terms given how long listings are sitting before contract.
Bellamare @ Williams Isla right now
🟡 Off the recent peak. The trailing-12-month median ($2.63M) is down 2.8% from the prior 12 months ($2.70M). With about 6 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 September 12. Confidence: Medium (9 and 11 sales in the two windows).
What's unique here: the median sale price is about 5x the typical Miami-Dade County sale ($2.63M vs $555K, trailing 12 months, MIAMI MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Bellamare @ Williams Isla market snapshot (as of September 12, 2026): the median sale price is about $2.63M ($924 per sq ft over the trailing 12 months of closed sales), and a median 133 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level MIAMI MLS closed sales (9 closings in the current window).
BELLAMARE @ WILLIAMS ISLA trades in the luxury tier of the Miami-Dade condo market, with pricing driven by unit-level condition and finish rather than broad neighborhood momentum given the small pool of recent closings.
The setting & the homes.
Aerial and on-site photos of Bellamare @ Williams Isla. Swipe to explore the community.
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Bellamare @ Williams Isla
Bellamare @ Williams Isla
Bellamare @ Williams Isla
Bellamare @ Williams Isla
Bellamare @ Williams IslaPhotos from MIAMI MLS listings in Bellamare @ Williams Isla; content deemed reliable but not guaranteed.
Who Bellamare @ Williams Isla is best for.
Best for
- A buyer purchasing a specific high-end unit based on its own merits, not a broad price band.
- A seller prepared for a longer marketing period consistent with the median 117 days on market.
- A buyer comfortable underwriting price per square foot against individual unit condition rather than a community average.
Probably not for
- A buyer expecting a fast, high-volume market with abundant recent comparables.
- A seller who needs a quick sale timeline shorter than what current days-on-market data supports.
- A buyer relying on amenity comparisons, since none are currently identified from MLS listings here.
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 ($2.63M) IS the median in the snapshot above, and the move from 2025 ($2.70M) IS the -2.8% one-year change.
Windows contain 1 to 11 sales each (9 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.
10% of homes for sale in ZIP 33160 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 (2026-09-12).
BELLAMARE @ WILLIAMS ISLA Market Scorecard
BELLAMARE @ WILLIAMS ISLA is currently a thin data market. Limited supply, a median asking price of $2,780,000, and homes go under contract in about 228 days.
Typical home value in the 33160 ZIP is $518,452, about 66.5% 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 Bellamare @ Williams Isla buying strategy.
If we were buying in Bellamare @ Williams Isla 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 Bellamare @ Williams Isla.
What the Numbers Say
A median price of $3,125,000 against a median 117 days on market tells a consistent story: this is not a volume market. Buyers here are underwriting a specific unit, not chasing the first listing that fits a budget, and sellers should expect a longer runway to contract than a typical residential sale.
Year-over-year movement of 1.2% is essentially flat, which is in line with a market carrying only 8 closings in the current window — too small a sample to read as a trend in either direction. Treat any per-square-foot comparison here as unit-specific rather than market-wide until more transactions clear.
The location and the amenities are priced into every listing in Bellamare @ Williams Isla. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 8 closings feeding the current snapshot, pricing a unit at BELLAMARE @ WILLIAMS ISLA correctly means working from the right comparables, not the broadest ones. Momentum pulls the specific transaction data relevant to a given floor plan and view line rather than leaning on a thin community-wide average.
Bellamare @ Williams Isla 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 Bellamare @ Williams Isla 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 Bellamare @ Williams Isla sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellamare @ Williams Isla, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellamare @ Williams Isla home worth?
Get a no-obligation home value based on real comparable sales in Bellamare @ Williams Isla, 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 Bellamare @ Williams Isla?
How long do homes in Bellamare @ Williams Isla take to sell?
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Should you buy in Bellamare @ Williams Isla?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Bellamare @ Williams Isla with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| 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 2018 (53 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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