Belle Isle
Condos for Sale in Miami Beach, FL
All 1,635 homes for sale in Miami Beach, FL · median $549,000 · 1,607 condos for sale in Miami Beach · 916 homes for sale in 33139 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Belle Isle in Miami Beach, FL has 5 homes for sale, asking from $350,000 to $849,888 (median $495,888). Over the 12 months ending 2026-09-20, 14 recorded sales closed at a median of $615,000, $702 per square foot, a median 101 days on market, sellers accepting 91% of original asking (-17% versus the prior year). Homes listed or recently sold were built 1962–1962; 3 of 5 report an HOA (median $1,211/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,820 ($10,110 with the full homestead exemption).
Homes For Sale Right Now in Belle Isle
Live MLS inventory for Belle Isle. 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 Belle Isle listings as of 2026-10-25, 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 2022 through 2026. Tap any home to ask about it.
Every Home for Sale in Belle Isle Right Now (5)
All 5 active and pending Belle Isle listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3 Island Ave 09L · $459,888 · 1 bd / 1 ba · listed Sep 6, 2026 · listed by Coldwell Banker Realty
- 3 Island Ave Ph-G · $849,888 · 1 bd / 1 ba · listed Aug 14, 2026 · listed by Coldwell Banker Realty
- 3 Island Ave 11B · $619,000 · 1 bd / 1 ba · listed by Compass Florida, LLC
- 3 Island Ave 14A · $350,000 · 1 ba · listed Aug 4, 2026 · listed by Silverleaf Realty Group
- 3 Island Ave 06K · $495,888 · 1 bd / 1 ba · listed by Coldwell Banker Realty
Belle Isle prices on a per-square-foot basis near $702, which puts it well above typical Miami-Dade comparables and points to a market built on smaller, high-finish units rather than square footage. That gap between price per foot and the $615,000 median tells you the homes moving here are compact but commanding a real premium for location and build quality.
The bigger story over the past 12 months of closings is the median 101.5 days on market paired with a 27.3% year-over-year price pullback. That combination usually means sellers priced ahead of where buyers were willing to go, and the market has spent months correcting. For a buyer, that is negotiating room. For a seller, it is a signal to price to the current data, not to last year's numbers.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Belle Isle right now
🔴 Off the recent peak. The trailing-12-month median ($615K) is down 17.2% from the prior 12 months ($743K). With about 5 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 20. Confidence: Low (14 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 24, 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
Belle Isle market snapshot (as of September 20, 2026): the median sale price is about $615K ($702 per sq ft over the trailing 12 months of closed sales), and a median 102 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level MIAMI MLS closed sales (14 closings in the current window).
In ZIP 33139 (Miami Beach), 697 homes closed in the last 12 months at a median of $800K ($765/sq ft), up 2.1% year over year, with a median 95 days on market. Right now 495 active and 79 pending listings — a buyer's market. See the live ZIP 33139 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 17 homes in BELLE ISLE that have changed hands since 2019, built between 1962 and 1962 (median 1962), with a median living area of about 863 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.
Belle Isle trades on a per-square-foot basis rather than raw square footage, with a median price of $615,000 and a per-foot figure that signals a premium, compact-unit market rather than a volume one.
The setting & the homes.
Aerial and on-site photos of Belle Isle. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Belle IslePhotos from MIAMI MLS listings in Belle Isle; content deemed reliable but not guaranteed.
Who Belle Isle is best for.
Best for
- A buyer prioritizing unit quality and location over floor plan size, comfortable paying a per-foot premium.
- A buyer with flexible timing who can use a softer, slower-moving market to negotiate on price.
- A seller willing to price against the current 12-month data rather than last year's higher comparables.
Probably not for
- A buyer who needs a fast close and cannot absorb a multi-month sale timeline.
- A seller expecting to price at last year's levels despite the 27.3% year-over-year decline.
- A buyer specifically shopping for a building with defined community amenities.
The Belle Isle buying strategy.
If we were buying in Belle Isle 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 Belle Isle.
A market still resetting
The 101.5-day median days-on-market is the number to sit with. That is well past a quick-close timeline and suggests buyers are taking their time, negotiating on condition, and not chasing asking price. Combined with a year-over-year decline of 27.3%, the data reads as a market correcting off a higher prior base rather than one accelerating.
None of the current MLS listings identify community amenities, so whatever is drawing buyers here is the unit and the location itself, not a clubhouse or shared-amenity package. That keeps the value conversation narrow and honest: it comes down to the specific home, its finish level, and its per-square-foot pricing relative to what else has closed in the same 12-month window.
The location and the amenities are priced into every listing in Belle Isle. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market where the median days-on-market runs past three months and prices have pulled back over a year, pricing strategy and patience matter more than usual. We build offers and listing prices off the actual 12-month closing data here, not off last year's headline numbers, so you are negotiating from where the market actually is.
Belle Isle in 15 seconds.
What it really costs to own in Belle Isle
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $5,883/yr across 5 listings here (MLS tax records, 2026-10-24). |
|---|---|
| HOA dues | Median $1,211/month across 3 MLS listings (most billed monthly; 2026-10-24). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1962 across 5 listings. An original roof here would be about 64 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,859/month (tax $490, HOA $1,211, insurance $158). An estimate from the sources above, not a quote.
Email me new listings in Belle Isle
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 Belle Isle Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Belle Isle Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $1,211/month (about $14,532/yr) · median of 3 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,211 per month ($14,532 a year) — the median AssociationFee across 3 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.
Tools for a Belle Isle 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 Belle Isle sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belle Isle, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belle Isle home worth?
Get a no-obligation home value based on real comparable sales in Belle Isle, 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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Recently off market in BELLE ISLE
Homes in BELLE ISLE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 3 Island Ave 08I · off market
- 3 Island Ave Pha · off market
| Location | Miami Beach, Miami-Dade County, FL · ZIP 33139 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $615,000 median across 14 closed sales · $702 per sq ft · -17.2% vs the prior 12 months |
| Days on market (closed sales) | 101 median |
| For sale right now | 5 active, 0 pending · median asking $495,888 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2022 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Belle Isle key facts,” movewithmomentum.com/neighborhoods/belle-isle, data as of September 20, 2026.
Just listed in Belle Isle
The newest homes for sale in Belle Isle right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 3 Island Ave 14A $350,000 · 1 ba · 544 sq ft · listed Aug 12, 2026 Courtesy of Silverleaf Realty Group
- 3 Island Ave 11B $619,000 · 1 bd · 1 ba · 790 sq ft · listed Aug 5, 2026 Courtesy of Compass Florida, LLC
- 3 Island Ave 09L $459,888 · 1 bd · 1 ba · 858 sq ft · listed Aug 2, 2026 Courtesy of Coldwell Banker Realty
- 3 Island Ave 06K $495,888 · 1 bd · 1 ba · 861 sq ft · listed Apr 12, 2026 Courtesy of Coldwell Banker Realty
- 3 Island Ave Ph-G $849,888 · 1 bd · 1 ba · 859 sq ft · listed Mar 9, 2026 Courtesy of Coldwell Banker Realty
Checked against the MLS nightly. All new listings in this market.
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Miami Beach guides & data
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- The 4-point inspection, explained
- Florida flood insurance calculator
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14% of homes for sale in ZIP 33139 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 (2026-10-18).
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.
Recent Developments in Belle Isle
Development, infrastructure, retail, and school activity affecting Belle Isle, 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 3 miles northwest of Belle Isle.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 2 miles northwest of Belle Isle.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is about 2 miles northeast of Belle Isle.
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 5 miles northwest of Belle Isle.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 8 miles west of Belle Isle.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 3 miles northwest of Belle Isle.
Source: Local 10 News
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.
Frequently Asked Questions
What is the median home price in Belle Isle?
How long do homes in Belle Isle take to sell?
Who is the best real estate agent for Belle Isle?
How do I find a top Miami Beach real estate agent who knows Belle Isle?
Can Momentum Realty connect me with an agent for Belle Isle?
Where is Belle Isle, and what county is it in?
Should you buy in Belle Isle?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 25, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2022 (26 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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