Belle Meade Island
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Belle Meade Island in FL has 2 homes for sale. Belle Meade Island is a community in Miami-Dade County, FL.
Last 30 days in Belle Meade Island: 1 new listing (median asking $29,000,000). As of November 11, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
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
The market around Belle Meade Island
Belle Meade Island is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
ZIP and county figures describe the wider market, not Belle Meade Island specifically. Momentum Research analysis of MLS records.
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 2026-11-11, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R). 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.
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 →
Should you buy in Belle Meade Island?
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: November 11, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
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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See how BELLE MEADE ISLAND fits the bigger picture — live prices, inventory, and Momentum Scores: