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Commodore Club South
Condos for Sale in Key Biscayne, FL

Community in Key Biscayne · Miami-Dade County · ZIP 33149
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Talk to a Commodore Club South Condo Expert

True comps, carrying-cost math, and listings before the portals.

Built fromLive MIAMI MLS data6 years of closingsUpdated twice daily
Jon Brooks, founder of Momentum Realty
Jon's Current Read

There is not enough current MLS activity or listing detail on Commodore Club South Condo to point to a clear price driver right now. What stands out instead is the data gap itself: no active listings in the current feed spell out community amenities, which is unusual for a condo building and worth noting rather than glossing over.

For a buyer, that gap is a signal to slow down and do the homework the listings are not doing for you — condo docs, HOA financials, reserve funding, and any amenity or building details need to come straight from association records, not marketing copy. For a seller, it is an opening: a listing that actually documents amenities, condition, and building specifics will stand out against whatever is currently thin on detail.

The 60-Second Overview

Commodore Club South Condo sits in Miami-Dade County, but the current MLS snapshot does not surface amenity details for the community, so buyers should expect to verify building features directly rather than lean on listing descriptions.

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.

Quick Match

Who Commodore Club South Condo is best for.

Best for

  • Buyers who plan to request and review condo association documents before making decisions
  • Buyers focused on unit-level value in Miami-Dade rather than a documented amenity package
  • Sellers who can provide clear building and HOA documentation to differentiate their listing

Probably not for

  • Buyers who want amenities confirmed in the listing itself before they will consider a unit
  • Buyers unwilling to independently verify HOA finances and building condition
  • Anyone expecting a fully documented, amenity-rich listing experience straight out of the gate
The Area Market

The market around Commodore Club South Condo

Commodore Club South Condo is too small for its own price trend, so here is the market around it.

In ZIP 33149, 158 homes are on the market and 15% are under contract — a slower corner of Key Biscayne.

Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).

ZIP and county figures describe the wider market, not Commodore Club South Condo specifically. Momentum Research analysis of MLS records.

The Strategy

The Commodore Club South Condo buying strategy.

If we were buying in Commodore Club South Condo today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Condo.

The Quick Decision
Best Buy
Buyers who are comfortable doing direct diligence on a condo building rather than shopping off a marketing sheet.
Biggest Risk
Without amenity or condition details in current listings, buyers risk assuming more (or less) than the building actually offers.
Sweet Spot
Buyers or sellers willing to work through condo association records directly to fill in what the MLS does not show.
Avoid If
Avoid if you need amenities and building specifics spelled out before you will even schedule a showing.
The Deep Dive

What the listing data isn't telling you

When a condo community shows no identified amenities across current listings, there are usually two explanations: very few units are actively marketed, or the listings that exist simply were not written with amenity detail. Either way, it means the public-facing picture of Commodore Club South Condo is incomplete as of this snapshot.

That is not a red flag on its own, but it does change the buyer's job. Rather than shopping by amenity checklist, the right approach here is to request condo association documents, ask about building age and recent capital work, and confirm what is and is not included in HOA dues before making any assumptions about lifestyle features or building condition.

“

The location and the amenities are priced into every listing in Commodore Club South Condo. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

In a building where the listing data itself is thin, the value we add is in the legwork the MLS is not doing — pulling condo association documents, confirming reserve and assessment status, and getting straight answers on building condition before you write an offer.

The 15-Second Verdict

Commodore Club South Condo in 15 seconds.

Best forBuyers who are comfortable doing direct diligence on a condo building rather than shopping off a marketing sheet.
Biggest advantageA thin data trail means a well-documented listing can stand out with less competition for attention.
Biggest riskWithout amenity or condition details in current listings, buyers risk assuming more (or less) than the building actually offers.
Sweet spotBuyers or sellers willing to work through condo association records directly to fill in what the MLS does not show.
Avoid ifAvoid if you need amenities and building specifics spelled out before you will even schedule a showing.

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a Commodore Club South Condo buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxMiami-Dade County millage and the homestead picture.Rent vs buyThe breakeven on owning in Commodore Club South Condo.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Commodore Club South Condo sales matched to your home.

Selling in Commodore Club South Condo

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Commodore Club South Condo, 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 Condo home worth?

Get a no-obligation home value based on real comparable sales in Commodore Club South Condo, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Commodore Club South Condo on the map →

Real comps, not an automated estimate.
The Verdict

Should you buy in Commodore Club South Condo?

An honest fit check. We will tell you when it is not your community.

Buyers who plan to request and review condo association documents before making decisionsExcellent fit
Buyers focused on unit-level value in Miami-Dade rather than a documented amenity packageExcellent fit
Sellers who can provide clear building and HOA documentation to differentiate their listingExcellent fit
Buyers who want amenities confirmed in the listing itself before they will consider a unitProbably not
Buyers unwilling to independently verify HOA finances and building conditionProbably not
Anyone expecting a fully documented, amenity-rich listing experience straight out of the gateProbably not

Data sources & freshness

Under-contract sharesMIAMI MLS records, as of 2026-09-08
Historical depthClosed-sale records back to 2020 (3 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.

Own a home here?

You just read the data. Now see what your home is worth.

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 MLS member average and 8 days faster, and we’ll price yours against live local comps.

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