Carlisle on the Ocean Con
Homes for Sale in Surfside, FL
All 70 homes for sale in Surfside, FL · median $1,062,500 · 69 condos for sale in Surfside · 91 homes for sale in 33154 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, the MLS records 1 closed sale in Carlisle on the Ocean Con in Surfside, FL, the most recent in October 2026. Across Surfside as a whole, 16 homes closed in the last 12 months at a median of $1,270,000, 127 median days on market, with 31 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $22,340 ($21,630 with the full homestead exemption).
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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside CARLISLE ON THE OCEAN CON right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
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.
MIAMI REALTORS sales records identify 11 homes in CARLISLE ON THE OCEAN CON that have changed hands since 2015, built between 1965 and 1965 (median 1965), with a median living area of about 905 sq ft and a typical 1-bedroom, 1-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 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
The market around Carlisle on the Ocean Con
Carlisle on the Ocean Con is too small for its own price trend, so here is the market around it.
In ZIP 33154, 387 homes are on the market and 12% are under contract — a slower corner of Surfside.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33154 (Surfside), 45 homes closed in the last 12 months at a median of $1.27M ($774/sq ft), with a median 95 days on market. Right now 110 active and 22 pending listings. See the live ZIP 33154 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Carlisle on the Ocean Con specifically. Momentum Research analysis of MLS records.
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.
Tools for a Carlisle on the Ocean Con buy.
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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.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 29, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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.
Recent Developments in Carlisle On The Ocean Con
Development, infrastructure, retail, and school activity affecting Carlisle On The Ocean Con, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Civic
Galbut withdraws three Miami Beach Live Local Act projects
Developer Russell Galbut pulled applications for projects at 1575 Alton Road (43 stories, 163 units), 740 Alton Road (28 stories, 99 units) and 880 71st St. (28 stories, 100 units). He still holds recent approvals for a 16-story tower at 663 Alton Road and a 15-story building at 1826 Collins Ave. Miami Beach has resisted the state law and is exploring ways to repeal it.
What it may mean for the marketThe withdrawals remove several planned workforce housing units from the Miami Beach pipeline and leave the three sites without announced plans. The site is about 3 miles southwest of Carlisle On The Ocean Con.
Source: Bisnow - October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 5 miles southwest of Carlisle On The Ocean Con.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 5 miles southwest of Carlisle On The Ocean Con.
Source: Florida YIMBY - October 2026Development
Tula Residences tops out at 7918 West Drive in North Bay Village
The 21-story, 54-unit condominium building developed by Pacific & Orient Properties reached its full height. Bayshore Grove Capital oversees development and construction. Completion is anticipated in the third quarter of 2027.
What it may mean for the marketAdds 54 homes to the North Bay Village inventory on the Biscayne Bay islands between Miami and Miami Beach. The site is about 3 miles northwest of Carlisle On The Ocean Con.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is about 3 miles southwest of Carlisle On The Ocean Con.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 5 miles west of Carlisle On The Ocean Con.
Source: Florida YIMBY
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.
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