Carlisle on the Ocean
Homes for Sale in Surfside, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Carlisle on the Ocean sits inside the Miami MLS feed for Miami-Dade County, but current listings on file do not carry the building-level detail—amenities, association specifics, unit mix—that we'd normally lean on to talk pricing with any precision. That gap itself is a data point: it means active inventory here has been thin or the listings that exist haven't been tagged with that information, not that the building lacks features.
Until more listings populate the feed with fuller detail, we'd treat any pricing conversation here as one that has to happen property-by-property rather than by community averages. That's not unusual for a single oceanfront building with limited turnover—it just means the homework shifts from market stats to the specific unit, its line, its view, and its condition.
The 60-Second Overview
Carlisle on the Ocean is an oceanfront address in Miami-Dade County; the current MLS snapshot doesn't yet carry enough listing detail to characterize typical pricing or amenities with confidence, so this is a community to evaluate unit-by-unit rather than by aggregate trend.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Carlisle on the Ocean is best for.
Best for
- A buyer focused on a specific oceanfront unit who is comfortable doing direct diligence through condo association records rather than market averages
- Someone prioritizing the Miami-Dade oceanfront location itself over a data-rich comparison shopping process
- A buyer working with an agent willing to chase down building-specific detail that isn't showing up in standard listing data
Probably not for
- Someone who wants to lean on published median price or days-on-market figures before making a decision
- A buyer expecting a clearly documented amenity package to compare against other oceanfront buildings
- Anyone unwilling to request condo financials and reserve studies directly rather than relying on the listing sheet
The market around Carlisle on the Ocean
Carlisle on the Ocean is too small for its own price trend, so here is the market around it.
In ZIP 33154, 2 homes are on the market and 0% are under contract — a slower corner of Surfside.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are condominium.
ZIP and county figures describe the wider market, not Carlisle on the Ocean specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Carlisle on the Ocean
Live MLS inventory for Carlisle on the Ocean. 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 Carlisle on the Ocean listings as of 2026-08-03, 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 2025. Tap any home to ask about it.
Recent Developments in Carlisle On The Ocean
Development, infrastructure, retail, and school activity affecting Carlisle On The Ocean, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 5 miles west of Carlisle On The Ocean, 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 5 miles west of Carlisle On The Ocean, 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 5 miles west of Carlisle On The Ocean, 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 5 miles west of Carlisle On The Ocean, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 5 miles west of Carlisle On The Ocean, elsewhere in Miami-Dade County.
Source: The Real Deal - 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 west of Carlisle On The Ocean.
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 Carlisle on the Ocean buying strategy.
If we were buying in Carlisle on the Ocean 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 Carlisle on the Ocean.
What the listing data can't tell you yet
When a community's MLS footprint is this light, the honest move is to say so rather than fill the gap with generic condo-building language. We don't have a median price, a days-on-market figure, or a confirmed amenity list to hang a narrative on—what we have is a name, a county, and a feed showing limited or sparsely-detailed activity.
That puts the burden of diligence on the building's own documents: condo association budget, reserve study, any assessments, and the offering plan for unit finishes. Oceanfront buildings in Miami-Dade vary widely on those points even within the same structure, so a buyer here should expect to do that work directly with the association and the listing agent rather than relying on market-level comparisons.
The location and the amenities are priced into every listing in Carlisle on the Ocean. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with this little standardized listing data, the value we add is in the direct legwork—pulling condo docs, confirming what's actually included with a unit, and giving you a straight read on whether the numbers in the association paperwork make sense before you write an offer, rather than pointing you at averages that don't exist yet.
Carlisle on the Ocean 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 Carlisle on the Ocean 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 Carlisle on the Ocean sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Carlisle on the Ocean, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Carlisle on the Ocean home worth?
Get a no-obligation home value based on real comparable sales in Carlisle on the Ocean, 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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Should you buy in Carlisle on the Ocean?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (6 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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