Bellini at Williams Islan
Homes for Sale in Aventura, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Bellini at Williams Islan in Aventura, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $1,812,500, $783 per square foot, a median 136 days on market, sellers accepting 87% of original asking (-27% 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 $31,890 ($31,170 with the full homestead exemption).
Three closings in the current window is a thin data set, and that matters here: with median price at $1,825,000 and price per square foot at $805.37, a single unit at the high or low end can swing the read materially. Treat this snapshot as directional, not precise, until more transactions print.
The year-over-year figure, down 25.4%, combined with a market heat score of 42 and median days on market at 104, points to a building that has cooled from wherever it was pricing a year ago. Sellers here are working with more negotiating room on the buyer side than the headline price suggests, and buyers who move deliberately, rather than urgently, are in a reasonable position.
Bellini at Williams Islan right now
🔴 Off the recent peak. The trailing-12-month median ($1.81M) is down 27.1% from the prior 12 months ($2.49M). With about 4 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 5 sales in the two windows).
What's unique here: the median sale price is about 3x the typical Miami-Dade County sale ($1.81M vs $555K, trailing 12 months, MIAMI MLS records).
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
Bellini at Williams Islan market snapshot (as of September 12, 2026): the median sale price is about $1.81M ($783 per sq ft over the trailing 12 months of closed sales), and a median 136 days on market for closed sales. The trailing-12-month median is down 27% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
Bellini at Williams Island trades in the ultra-high end of the Miami-Dade condo market, and the current numbers reflect a market working through a slower stretch rather than a fast-moving one.
Who Bellini at Williams Islan is best for.
Best for
- Buyers targeting the upper end of the Miami-Dade condo price point who can act on a longer, more deliberate timeline
- Buyers comfortable evaluating a small number of recent comparable sales rather than relying on broad market averages
- Sellers prepared to price based on current market conditions, including the 104-day median time on market, rather than prior-year levels
Probably not for
- Buyers who need a fast-moving, high-volume market with abundant recent comparables
- Sellers expecting last year's pricing given the 25.4% year-over-year decline
- Buyers or sellers unwilling to accept some uncertainty given the limited three-closing sample size
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 ($1.81M) IS the median in the snapshot above, and the move from 2025 ($2.49M) IS the -27.1% one-year change.
Windows contain 1 to 6 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 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.
10% of homes for sale in ZIP 33160 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).
BELLINI AT WILLIAMS ISLAN Market Scorecard
BELLINI AT WILLIAMS ISLAN is currently a thin data market. Limited supply, a median asking price of $2,890,000, and homes go under contract in about 37 days.
Typical home value in the 33160 ZIP is $518,452, about 66.5% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county 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 Bellini at Williams Islan
Live MLS inventory for Bellini at Williams Islan. 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 Bellini at Williams Islan 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 2018 through 2026. Tap any home to ask about it.
Recent Developments in Bellini At Williams Islan
Development, infrastructure, retail, and school activity affecting Bellini At Williams Islan, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The project is about 4 miles northwest of Bellini At Williams Islan, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 3 miles west of Bellini At Williams Islan, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 3 miles west of Bellini At Williams Islan, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 4 miles southwest of Bellini At Williams Islan, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 4 miles west of Bellini At Williams Islan, elsewhere in Miami-Dade County.
Source: Florida YIMBY - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The site is about 2 miles south of Bellini At Williams Islan.
Source: The Real Deal
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.
The Bellini at Williams Islan buying strategy.
If we were buying in Bellini at Williams Islan 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 Bellini at Williams Islan.
A Thin Market, Read Carefully
At $805.37 per square foot and a median price of $1,825,000, this is a building priced well above typical Miami-Dade condo stock, and pricing at this level tends to be driven as much by unit condition, floor, and view as by broad market trends. With only three closings feeding the current snapshot, any single sale carries outsized weight on the median, so buyers and sellers should look at individual comparable units rather than lean too heavily on the aggregate figure.
A median of 104 days on market, well past the one-month mark, combined with a market heat score of 42, indicates listings here are sitting longer and negotiating room has opened up. The 25.4% year-over-year decline reinforces that this is a market resetting from a prior pricing level rather than one still climbing. For sellers, that means pricing needs to be grounded in recent, comparable closings rather than last year's numbers. For buyers, it means there is room to negotiate on terms, timeline, or price, particularly on listings that have already logged extended market time.
The location and the amenities are priced into every listing in Bellini at Williams Islan. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin-closing, high-price-point market like this one rewards careful comparable analysis over headline numbers. We pull the actual unit-level data behind the median, so pricing and offer strategy are grounded in what is really transacting, not a three-sale average.
Bellini at Williams Islan 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 Bellini at Williams Islan 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 Bellini at Williams Islan sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellini at Williams Islan, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellini at Williams Islan home worth?
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Frequently Asked Questions
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Should you buy in Bellini at Williams Islan?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Bellini at Williams Islan 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 2018 (34 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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