BELLE MEADE ISLAND
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that matters most here is the days-on-market figure, not the price. At a median of just over 200 days, Belle Meade Island is trading on a timeline closer to a year's real estate cycle than a typical market sprint. With only four closings in the current window, this is a thin, low-volume market where a single sale can move the median meaningfully in either direction.
At a median price of $6.1M and a median price per square foot of roughly $1,814, this is a market priced for scarcity and location rather than volume. Sellers here need to expect a longer runway to close, and buyers who move decisively when the right property surfaces have real leverage precisely because so few transactions are happening at once.
The 60-Second Overview
BELLE MEADE ISLAND market snapshot (as of July 20, 2026): the median sale price is about $6.10M ($1814 per sq ft over the trailing 12 months of closed sales), and a median 202 days on market for closed sales.
Belle Meade Island sits in the ultra-low-volume tier of Miami-Dade's waterfront market, where a handful of closings a year sets the tone and every listing behaves like its own micro-market.
Who BELLE MEADE ISLAND is best for.
Best for
- Buyers with flexible timelines who can wait out a market where homes commonly sit six-plus months
- Buyers focused on waterfront land and structure value rather than square-footage pricing
- Sellers who can carry a listing through a long marketing period without pressure to close quickly
Probably not for
- Buyers who need to close on a tight schedule
- Sellers expecting a fast transaction based on typical market days-on-market figures
- Buyers comparison-shopping on price per square foot against higher-volume markets
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 ($6.10M) IS the median in the snapshot above.
Windows contain 0 to 7 sales each (4 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 2012 through 2025. 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 33138 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).
BELLE MEADE ISLAND Market Scorecard
BELLE MEADE ISLAND is currently a balanced market., and homes go under contract in about 821 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 BELLE MEADE ISLAND
Live MLS inventory for BELLE MEADE ISLAND. 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 MEADE ISLAND listings as of 2026-07-20, 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 2012 through 2025. Tap any home to ask about it.
The BELLE MEADE ISLAND buying strategy.
If we were buying in BELLE MEADE ISLAND 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 MEADE ISLAND.
A market measured in months, not showings
With a median of just over 200 days on market, homes here are not moving quickly by any conventional measure. That pace is consistent with a market where inventory is scarce, price points are high, and the buyer pool for any given property is naturally small. It does not necessarily signal weak demand — it signals a market where the right buyer and the right property take time to find each other.
The median price per square foot of about $1,814, paired with a median price of $6.1M, points to a market priced on land, water access, and structure quality rather than square footage alone. With only four closings in the current window, there is not enough transaction volume to draw firm conclusions about pricing trends — every sale should be evaluated on its own terms rather than against a market average.
The location and the amenities are priced into every listing in BELLE MEADE ISLAND. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market with four closings and a 200-plus day median hold time rewards patience and precision, not volume-based tactics. We price and position Belle Meade Island listings against the handful of comparable sales that actually exist, and we counsel buyers on realistic timelines rather than typical-market expectations.
BELLE MEADE ISLAND 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 BELLE MEADE ISLAND 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 MEADE ISLAND sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BELLE MEADE ISLAND, 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 MEADE ISLAND home worth?
Get a no-obligation home value based on real comparable sales in BELLE MEADE ISLAND, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in BELLE MEADE ISLAND on the map →
Frequently Asked Questions
What is the median home price in BELLE MEADE ISLAND?
How long do homes in BELLE MEADE ISLAND take to sell?
Do cash buyers compete in BELLE MEADE ISLAND?
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Should you buy in BELLE MEADE ISLAND?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BELLE MEADE ISLAND with Momentum Realty’s local guides.
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 2012 (44 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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