COMMODORE CLUB SOUTH COND
Homes for Sale in Key Biscayne, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that matters most here is price per square foot, not the median price tag itself. At $904.76 per square foot against a $1,197,000 median, this is a market where unit size and condition swing the final number more than location within the building. With only 9 closings in the current window, each sale carries outsized weight in setting the comp set — buyers and sellers should treat any single closed sale as a data point, not gospel.
A median 95 days on market tells you this isn't a bidding-war environment. Pricing has to be right the first time, and sellers who chase last cycle's number tend to sit. For buyers, that same 95-day window is leverage — there's room to negotiate on terms and timeline, particularly on units that have been listed since before the current window opened.
The 60-Second Overview
COMMODORE CLUB SOUTH COND market snapshot (as of July 20, 2026): the median sale price is about $1.20M ($905 per sq ft over the trailing 12 months of closed sales), and a median 95 days on market for closed sales.
Commodore Club South trades on a per-square-foot basis in the mid-$900s, with a median price just under $1.2M and a thin closings count that makes each transaction meaningful to how the building is priced going forward.
The setting & the homes.
Aerial and on-site photos of COMMODORE CLUB SOUTH COND. Swipe to explore the community.
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COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH COND
COMMODORE CLUB SOUTH CONDPhotos from miami listings in COMMODORE CLUB SOUTH COND; content deemed reliable but not guaranteed.
Who COMMODORE CLUB SOUTH COND is best for.
Best for
- Buyers comfortable underwriting value from per-square-foot data rather than a single headline price
- Buyers with flexibility on timeline who can wait through a longer-than-average marketing period
- Buyers focused on a specific condition tier or renovation level within the building
Probably not for
- Buyers who need a fast close in a low-inventory, fast-moving market
- Sellers expecting a large pool of recent comps to validate an asking price
- Buyers relying on community amenities as a deciding factor, since none are 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 ($1.20M) IS the median in the snapshot above.
Windows contain 0 to 11 sales each (9 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.
16% of homes for sale in ZIP 33149 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).
COMMODORE CLUB SOUTH COND Market Scorecard
COMMODORE CLUB SOUTH COND is currently a balanced market., and homes go under contract in about 10 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 COMMODORE CLUB SOUTH COND
Live MLS inventory for COMMODORE CLUB SOUTH COND. 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 COMMODORE CLUB SOUTH COND 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 2018 through 2026. Tap any home to ask about it.
The COMMODORE CLUB SOUTH COND buying strategy.
If we were buying in COMMODORE CLUB SOUTH COND 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 COMMODORE CLUB SOUTH COND.
Reading a thin market correctly
Nine closings in the window is not enough volume to smooth out condition-driven price swings. A recently renovated unit and a dated one can post very different per-square-foot numbers within the same building, so the median price should be read as a midpoint of a wide spread rather than a going rate for any specific unit.
The 95-day median days-on-market figure reinforces that this is not a market where list price alone moves a unit. Buyers evaluating Commodore Club South should expect to negotiate on price or terms, and sellers should price against recent, comparable-condition closings rather than the building's headline median.
The location and the amenities are priced into every listing in COMMODORE CLUB SOUTH COND. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with only 9 closings to reference, the quality of comp analysis matters more than usual. We pull the actual condition and unit-line detail behind each closed sale so pricing and offers are built on substance, not just a median figure pulled from a thin data set.
COMMODORE CLUB SOUTH COND 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 COMMODORE CLUB SOUTH COND 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 COMMODORE CLUB SOUTH COND sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in COMMODORE CLUB SOUTH COND, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your COMMODORE CLUB SOUTH COND home worth?
Get a no-obligation home value based on real comparable sales in COMMODORE CLUB SOUTH COND, 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 COMMODORE CLUB SOUTH COND?
How long do homes in COMMODORE CLUB SOUTH COND take to sell?
Do cash buyers compete in COMMODORE CLUB SOUTH COND?
Who is the best real estate agent for COMMODORE CLUB SOUTH COND?
How do I find a top Key Biscayne real estate agent who knows COMMODORE CLUB SOUTH COND?
Can Momentum Realty connect me with an agent for COMMODORE CLUB SOUTH COND?
Should you buy in COMMODORE CLUB SOUTH COND?
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 (40 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.
Own a home here?
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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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