Bleau Grotto
Condos for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
Over the 12 months ending 2026-07-20, 5 recorded sales closed at a median of $218,000, $303 per square foot, a median 93 days on market, sellers accepting 91% of original asking (-10% 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 $3,840 ($3,120 with the full homestead exemption).
Bleau Grotto's pricing right now is set by a small, thin trade. With only a handful of closings in the current window, the median of $218,000 reflects whatever units happened to sell rather than a deep, liquid market. The price-per-square-foot figure near $303 gives a better sense of unit-level value than the median alone, since a single larger or smaller sale can swing the headline number.
The year-over-year pullback of -10.1% and a market heat score of 16 point to a buyer-favorable posture. Median days on market above 90 tells you listings are sitting, which gives buyers room to negotiate on price and terms. Sellers here need to price realistically from day one rather than testing the market, because the current pace does not reward patience.
Bleau Grotto Condo right now
🔴 Off the recent peak. The trailing-12-month median ($218K) is down 10.1% from the prior 12 months ($242K). With about 5 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 July 20. Confidence: Low (5 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 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
Bleau Grotto Condo market snapshot (as of July 20, 2026): the median sale price is about $218K ($303 per sq ft over the trailing 12 months of closed sales), and a median 93 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level MIAMI MLS closed sales (5 closings in the current window).
This is a low-volume Miami-Dade condo market where a small number of closings can move the median from one quarter to the next, so any single data point should be read alongside the broader trend rather than in isolation.
Who Bleau Grotto Condo is best for.
Best for
- A buyer targeting a specific unit or condition and willing to negotiate against a soft, buyer-favorable market.
- An investor comfortable evaluating price per square foot rather than relying on a thin comp set for valuation.
- A buyer with flexible timing who can wait through a longer-than-average days-on-market period without pressure to close fast.
Probably not for
- A buyer who wants a high-volume market with abundant recent comps to benchmark against.
- Someone who needs a quick resale or expects short marketing times based on this building's recent pace.
- A buyer relying on building amenities as a deciding factor, since none are identified in current listings.
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 MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($218K) IS the median in the snapshot above, and the move from 2025 ($242K) IS the -10.1% one-year change.
Windows contain 0 to 12 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 2015 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.
BLEAU GROTTO CONDO Market Scorecard
BLEAU GROTTO CONDO is currently a thin data market. Limited supply, a median asking price of $225,000, and homes go under contract in about 85 days.
Typical home value in the 33172 ZIP is $300,751, about 2.4% below 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 Bleau Grotto Condo
Live MLS inventory for Bleau Grotto 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 Bleau Grotto Condo listings as of 2026-09-09, 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 2015 through 2026. Tap any home to ask about it.
The Bleau Grotto Condo buying strategy.
If we were buying in Bleau Grotto 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 Bleau Grotto Condo.
Reading a thin market correctly
A closings window of just five sales means Bleau Grotto's numbers are more directional than precise. The median price and median price-per-square-foot are useful benchmarks, but with so few transactions, one unusually renovated unit or one distressed sale can shift the headline figures meaningfully. Treat the median as a reference point for negotiation, not a fixed valuation.
The combination of a negative year-over-year change, a 93-day median time on market, and a heat score of 16 describes a market where inventory is not moving quickly and pricing power currently sits with buyers. No specific community amenities are identified in current MLS listings, so unit condition, floor, and view are likely doing more work in setting individual sale prices than any building-wide feature.
The location and the amenities are priced into every listing in Bleau Grotto Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like this, the handful of comparable sales matters enormously, and pulling the wrong comps can misprice a listing or cost a buyer real negotiating leverage. We track this building's actual closings, not just the median headline, so you go into a negotiation with an accurate read on what's really trading and what it means for your offer or your listing price.
Bleau Grotto 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 Bleau Grotto 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 Bleau Grotto Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bleau Grotto 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 Bleau Grotto Condo home worth?
Get a no-obligation home value based on real comparable sales in Bleau Grotto 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 Bleau Grotto Condo on the map →
Recently off market in BLEAU GROTTO CONDO
Homes in BLEAU GROTTO CONDO that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 9440 Fontainebleau Blvd 203 · off market
Frequently Asked Questions
What is the median home price in Bleau Grotto Condo?
How long do homes in Bleau Grotto Condo take to sell?
Do cash buyers compete in Bleau Grotto Condo?
Who is the best real estate agent for Bleau Grotto Condo?
How do I find a top Miami real estate agent who knows Bleau Grotto Condo?
Can Momentum Realty connect me with an agent for Bleau Grotto Condo?
Should you buy in Bleau Grotto Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2015 (53 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 your area comps.
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More Miami & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.
See how BLEAU GROTTO CONDO fits the bigger picture — live prices, inventory, and Momentum Scores: