BELLE MEADE OF MIA
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Belle Meade of Mia is pricing at a median of $2,050,000, with price per square foot near $998 — a level where the finish-out and lot, not the square footage alone, are driving the number. A median of 17 days on market says buyers are moving quickly once a listing is priced correctly for this tier.
The 21.3% year-over-year move is notable, but it is sitting on only 5 closings in the current window, so treat it as a directional signal rather than a precise trend line. At a market heat score of 55, this reads as balanced-to-active rather than overheated — sellers should not assume runaway pricing power, and buyers should not expect steep discounts either.
BELLE MEADE OF MIA right now
🟢 Still climbing. The trailing-12-month median ($2.05M) is up 21.3% from the prior 12 months ($1.69M). 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 closed sales, 12-month windows ending July 20. Confidence: Low (5 and 5 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BELLE MEADE OF MIA market snapshot (as of July 20, 2026): the median sale price is about $2.05M ($998 per sq ft over the trailing 12 months of closed sales), and a median 17 days on market for closed sales. The trailing-12-month median is up 21% from the prior 12 months, computed from record-level miami closed sales (5 closings in the current window).
Pricing here sits well above typical resale benchmarks, with per-square-foot values that put a premium on condition and lot specifics rather than raw size. With so few closings in the current window, each transaction carries outsized weight on the numbers — worth keeping in mind when reading the trend.
The setting & the homes.
Aerial and on-site photos of BELLE MEADE OF MIA. Swipe to explore the community.
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BELLE MEADE OF MIA
BELLE MEADE OF MIA
BELLE MEADE OF MIAPhotos from miami listings in BELLE MEADE OF MIA; content deemed reliable but not guaranteed.
Who BELLE MEADE OF MIA is best for.
Best for
- Buyers targeting a higher price tier who are comfortable making decisions with a limited but recent set of comparable sales.
- Sellers with a well-maintained or updated property who want to test a firm, quick-moving pricing window.
- Buyers who have done their homework on per-square-foot value and want a community trading at a defined premium.
Probably not for
- Buyers who want a large volume of recent closings before committing to a valuation.
- Sellers expecting to lean on community amenities as a selling point — none are identified in current listings.
- Buyers looking for entry-level pricing; this community trades at a median well above that range.
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 ($2.05M) IS the median in the snapshot above, and the move from 2025 ($1.69M) IS the +21.3% one-year change.
Windows contain 5 to 9 sales each (5 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.
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 OF MIA Market Scorecard
BELLE MEADE OF MIA is currently a balanced market., and homes go under contract in about 54 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 OF MIA
Live MLS inventory for BELLE MEADE OF MIA. 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 OF MIA 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 2018 through 2026. Tap any home to ask about it.
The BELLE MEADE OF MIA buying strategy.
If we were buying in BELLE MEADE OF MIA 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 OF MIA.
Reading a thin but firm market
A median of 17 days on market at a price point north of $2 million is a meaningful data point — it suggests listings that are priced and presented well are not sitting. That is a different dynamic than a slow luxury market where sellers wait out buyers; here, the pace argues for sellers to price close to comparable evidence rather than testing the ceiling.
With only 5 closings feeding the current window, the 21.3% year-over-year change and the $998.16 per-square-foot figure should be read as a snapshot, not a locked-in trend. Buyers negotiating in this environment should lean on recent comparable sales and condition-specific detail rather than assuming the broader percentage move applies evenly across every home in the community.
The location and the amenities are priced into every listing in BELLE MEADE OF MIA. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the difference between a good and a costly decision comes down to reading a small number of comparable closings correctly and pricing against condition, not against a headline percentage. We track the actual MLS activity here, not a modeled estimate, and we will tell you plainly when the data does not support a number.
BELLE MEADE OF MIA 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 OF MIA 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 OF MIA 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 OF MIA, 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 OF MIA home worth?
Get a no-obligation home value based on real comparable sales in BELLE MEADE OF MIA, 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 BELLE MEADE OF MIA?
How long do homes in BELLE MEADE OF MIA take to sell?
Do cash buyers compete in BELLE MEADE OF MIA?
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Should you buy in BELLE MEADE OF MIA?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BELLE MEADE OF MIA 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 2018 (55 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.
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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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