BREEZESWEPT HEIGHTS
Homes for Sale in North Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
Breezeswept Heights is pricing around a median of $495,000, with price per square foot near $300.84. That per-foot figure is doing a lot of the talking here — it points to a market where condition and finish level separate one listing from the next more than location alone.
A median of 85 days on market tells you this is not a community where sellers can lean on urgency. Only 3 closings are behind this snapshot, so treat these numbers as a directional read rather than a statistically deep trend. Buyers have room to negotiate on terms and timeline; sellers need pricing and presentation to be right from day one.
The 60-Second Overview
BREEZESWEPT HEIGHTS market snapshot (as of July 20, 2026): the median sale price is about $495K ($301 per sq ft over the trailing 12 months of closed sales), and a median 85 days on market for closed sales.
Momentum's view of Breezeswept Heights in Miami-Dade County is built on a small, current slice of MLS activity — a median price near $495,000 and a per-square-foot figure just over $300, moving at a pace measured in months, not days.
Who BREEZESWEPT HEIGHTS is best for.
Best for
- A buyer targeting a purchase near the current $495,000 median who is comfortable with a longer marketing timeline.
- A buyer prioritizing home condition and layout over shared community amenities.
- A seller prepared to price accurately from the start given the median 85-day time on market.
Probably not for
- A buyer who wants a fast, high-competition closing timeline.
- A buyer specifically seeking a community with organized shared amenities.
- A seller expecting to set an aggressive asking price and still move quickly.
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 ($495K) IS the median in the snapshot above.
Windows contain 1 to 7 sales each (3 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.
23% of homes for sale in ZIP 33162 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).
BREEZESWEPT HEIGHTS Market Scorecard
BREEZESWEPT HEIGHTS is currently a balanced market..
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.
Housing distress & ownership in BREEZESWEPT HEIGHTS
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in BREEZESWEPT HEIGHTS
Live MLS inventory for BREEZESWEPT HEIGHTS. 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 BREEZESWEPT HEIGHTS listings as of 2026-08-17, 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 BREEZESWEPT HEIGHTS buying strategy.
If we were buying in BREEZESWEPT HEIGHTS 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 BREEZESWEPT HEIGHTS.
What the numbers are actually saying
With a median days-on-market of 85, this is a slower-moving segment of the Miami-Dade market. That pace usually rewards patient buyers who can negotiate on price or closing terms rather than compete on speed, and it puts pressure on sellers to price realistically at listing rather than testing the market high.
No community amenities are identified from the current MLS data, so any pool, gate, clubhouse, or shared recreation space would need to be confirmed listing by listing rather than assumed. The $300.84 per-square-foot median suggests value here is driven by the individual home — size, condition, updates — more than by a shared amenity package.
The location and the amenities are priced into every listing in BREEZESWEPT HEIGHTS. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 3 closings behind this snapshot, reading Breezeswept Heights correctly means knowing which of those sales are comparable to your situation and which are noise. We pull the underlying listings, not just the summary numbers, before we advise on price or offer strategy.
BREEZESWEPT HEIGHTS 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 BREEZESWEPT HEIGHTS 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 BREEZESWEPT HEIGHTS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BREEZESWEPT HEIGHTS, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BREEZESWEPT HEIGHTS home worth?
Get a no-obligation home value based on real comparable sales in BREEZESWEPT HEIGHTS, 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 BREEZESWEPT HEIGHTS?
How long do homes in BREEZESWEPT HEIGHTS take to sell?
Do cash buyers compete in BREEZESWEPT HEIGHTS?
Who is the best real estate agent for BREEZESWEPT HEIGHTS?
How do I find a top North Miami Beach real estate agent who knows BREEZESWEPT HEIGHTS?
Can Momentum Realty connect me with an agent for BREEZESWEPT HEIGHTS?
Should you buy in BREEZESWEPT HEIGHTS?
An honest fit check. We will tell you when it is not your community.
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 2015 (38 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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