CARLISLE ON THE OCEAN CON
Homes for Sale in Surfside, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that stands out here is price per square foot, at roughly $489, which is the real story on a building like this: pricing runs on unit condition, floor, and view line rather than square footage alone. With a median price of $442,500 on a small closings sample, comparisons to broader Miami-Dade condo data should be treated with caution.
Median days on market sits at 65, longer than a fast-moving listing cycle, which tells buyers there is room to negotiate on terms and sellers that pricing to the specific unit's condition matters more than pricing to the building average. The 6.6% year-over-year change is worth noting as a directional signal, not a forecast, given how few closings feed it.
CARLISLE ON THE OCEAN CON right now
🟡 Still climbing. The trailing-12-month median ($442K) is up 6.6% from the prior 12 months ($415K). 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 closed sales, 12-month windows ending July 20. Confidence: Low (4 and 4 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
CARLISLE ON THE OCEAN CON market snapshot (as of July 20, 2026): the median sale price is about $442K ($489 per sq ft over the trailing 12 months of closed sales), and a median 65 days on market for closed sales. The trailing-12-month median is up 7% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Carlisle on the Ocean is an oceanfront condominium in Miami-Dade County where pricing is driven far more by individual unit condition and view than by any single building-wide number.
Who CARLISLE ON THE OCEAN CON is best for.
Best for
- A buyer looking for direct oceanfront condo ownership who plans to evaluate each available unit on its own condition and view
- A buyer comfortable with a longer negotiation window given the 65-day median days on market
- A buyer whose budget aligns near the $442,500 median and who is prepared for a wide range of per-unit finish quality
Probably not for
- A buyer who wants a large, well-established comp set before making a pricing decision
- A buyer expecting a fast, high-competition bidding process
- A buyer looking for a building with a defined amenity package, since none is currently identified in MLS 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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($442K) IS the median in the snapshot above, and the move from 2025 ($415K) IS the +6.6% 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.
17% of homes for sale in ZIP 33154 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).
CARLISLE ON THE OCEAN CON Market Scorecard
CARLISLE ON THE OCEAN CON is currently a balanced market., and homes go under contract in about 740 days.
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.
Homes For Sale Right Now in CARLISLE ON THE OCEAN CON
Live MLS inventory for CARLISLE ON THE OCEAN CON. 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 CON listings as of 2026-08-05, 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.
The CARLISLE ON THE OCEAN CON buying strategy.
If we were buying in CARLISLE ON THE OCEAN CON 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 CON.
Small Sample, Real Signal
With only four closings feeding the current snapshot, this is not a market where you can lean on a single median as gospel. The median price of $442,500 and price per square foot near $489 give a starting reference point, but the spread between a dated unit and a recently renovated one at this address is likely to be wide, and that spread is where negotiating room lives.
The 65-day median days on market is the more actionable number for near-term strategy. It signals that buyers are not required to move at a sprint, and sellers should expect that pricing to match the unit's actual condition and view, not just its address, is what shortens that timeline.
The location and the amenities are priced into every listing in CARLISLE ON THE OCEAN CON. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with a thin closings sample, the difference between a good outcome and a mediocre one comes down to reading individual unit comps correctly rather than trusting a building-wide average. We pull the actual recent sales, weigh them against condition and floor level, and negotiate from that specific data rather than a headline number.
CARLISLE ON THE OCEAN CON 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 CARLISLE ON THE OCEAN CON 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 CON 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 CON, 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 CON home worth?
Get a no-obligation home value based on real comparable sales in CARLISLE ON THE OCEAN CON, 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 CARLISLE ON THE OCEAN CON?
How long do homes in CARLISLE ON THE OCEAN CON take to sell?
Do cash buyers compete in CARLISLE ON THE OCEAN CON?
Who is the best real estate agent for CARLISLE ON THE OCEAN CON?
How do I find a top Surfside real estate agent who knows CARLISLE ON THE OCEAN CON?
Can Momentum Realty connect me with an agent for CARLISLE ON THE OCEAN CON?
Should you buy in CARLISLE ON THE OCEAN CON?
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 2018 (32 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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