Belle Plaza
Condos for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $542,500, $619 per square foot, a median 68 days on market, sellers accepting 95% of original asking (-16% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,540 ($8,830 with the full homestead exemption).
Belle Plaza's numbers right now come from a thin trading window, just three closings, so treat the median as a directional signal rather than a precise line. That median sits at $550,000, working out to $641.48 per square foot, a price-per-foot figure that points to a smaller, higher-finish unit mix rather than volume-driven pricing.
The signals that matter most here are the 81-day median days on market and the 15.1% year-over-year pullback. Together they describe a building where sellers are having to wait longer and settle for less than they would have gotten a year ago. With a market heat score of 30, this reads as a buyer's window: leverage sits with whoever is patient and willing to negotiate on price and terms.
Belle Plaza Condo right now
🔴 Off the recent peak. The trailing-12-month median ($542K) is down 16.2% from the prior 12 months ($647K). With about a dozen 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: Low (4 and 10 sales in the two windows).
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
Belle Plaza Condo market snapshot (as of September 12, 2026): the median sale price is about $542K ($619 per sq ft over the trailing 12 months of closed sales), and a median 68 days on market for closed sales. The trailing-12-month median is down 16% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
Belle Plaza Condo is trading through a soft patch, with a small pool of recent closings driving pricing that runs well above $600 per square foot on a per-unit basis but has cooled meaningfully compared to a year ago.
Who Belle Plaza Condo is best for.
Best for
- Buyers with a flexible timeline who can negotiate on a softening, low-volume market
- Buyers prioritizing unit finish and per-square-foot value over building amenities
- Buyers comfortable doing independent diligence on building details not reflected in current MLS data
Probably not for
- Sellers expecting a quick sale at last year's pricing levels
- Buyers who want confirmed on-site amenities as part of the purchase
- Buyers relying on high transaction volume to benchmark a fair price
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 ($542K) IS the median in the snapshot above, and the move from 2025 ($647K) IS the -16.2% one-year change.
Windows contain 0 to 15 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 2017 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.
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 (2026-09-12).
BELLE PLAZA CONDO Market Scorecard
BELLE PLAZA CONDO is currently a thin data market. Limited supply, a median asking price of n/a.
Typical home value in the 33139 ZIP is $471,014, about 48.9% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market 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.
Homes For Sale Right Now in Belle Plaza Condo
Live MLS inventory for Belle Plaza Condo. 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 Plaza Condo 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 2017 through 2026. Tap any home to ask about it.
The Belle Plaza Condo buying strategy.
If we were buying in Belle Plaza Condo 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 Plaza Condo.
A thin market favoring buyers
Three closings is not enough to call a trend with confidence, but it is enough to show direction. The 81-day median days on market means listings here are not moving quickly, and combined with a 15.1% year-over-year decline, it tells you sellers who are pricing at last year's levels are getting passed over.
No community amenities are identified from current MLS listings, so whatever is drawing buyers to Belle Plaza is coming from the unit itself, its price per square foot, or its Miami-Dade location, not from a marketed lifestyle package. Buyers should confirm building-level details directly rather than assume amenities that aren't showing up in the data.
The location and the amenities are priced into every listing in Belle Plaza Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, with only a handful of closings to benchmark against, pricing a listing or structuring an offer correctly depends on reading the data carefully rather than leaning on assumptions. We track the actual closings, not headline asking prices, so you go into a negotiation at Belle Plaza knowing what buyers are really paying and how long units are actually sitting before they close.
Belle Plaza Condo 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 Belle Plaza Condo 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 Plaza Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belle Plaza Condo, 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 Plaza Condo home worth?
Get a no-obligation home value based on real comparable sales in Belle Plaza Condo, 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 Plaza Condo on the map →
Frequently Asked Questions
What is the median home price in Belle Plaza Condo?
How long do homes in Belle Plaza Condo take to sell?
Who is the best real estate agent for Belle Plaza Condo?
How do I find a top Miami Beach real estate agent who knows Belle Plaza Condo?
Can Momentum Realty connect me with an agent for Belle Plaza Condo?
Should you buy in Belle Plaza Condo?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Belle Plaza Condo 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 2017 (82 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.
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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.