FLORIDIAN ARMS CONDO
Homes for Sale in North Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Floridian Arms is pricing at a median of $150,000, with price-per-square-foot near $187.50 — figures built from just three closings in this window, so treat any single data point here as directional, not definitive. What the numbers do show clearly is a slow-moving, buyer-favorable posture: a median 120 days on market and a market heat score of 35 both point to listings that need time and, often, a price adjustment to find their buyer.
The year-over-year figure, down 11.8%, reinforces that this is a declining-price environment right now rather than one holding steady. For a seller, that means realistic initial pricing matters more than usual — overpricing into a slow, softening market tends to add weeks to an already long timeline. For a buyer, the same conditions translate into negotiating room, provided you're comfortable with a thin closings sample and doing your own diligence on condition and condo documents.
FLORIDIAN ARMS CONDO right now
🔴 Off the recent peak. The trailing-12-month median ($150K) is down 11.8% from the prior 12 months ($170K). With about 3 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 (3 and 3 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
FLORIDIAN ARMS CONDO market snapshot (as of July 20, 2026): the median sale price is about $150K ($188 per sq ft over the trailing 12 months of closed sales), and a median 120 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
Floridian Arms is a condo community in Miami-Dade County trading at a median of $150,000, with recent activity limited enough that each closing carries real weight in the numbers.
The setting & the homes.
Aerial and on-site photos of FLORIDIAN ARMS CONDO. Swipe to explore the community.
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FLORIDIAN ARMS CONDOPhotos from miami listings in FLORIDIAN ARMS CONDO; content deemed reliable but not guaranteed.
Who FLORIDIAN ARMS CONDO is best for.
Best for
- Buyers who want a straightforward condo purchase at a lower price point and can absorb a longer time-to-close.
- Buyers comfortable evaluating a small sample of recent sales and doing extra document review before committing.
- Buyers looking for negotiating leverage in a market showing a year-over-year price decline.
Probably not for
- Buyers who want data confidence from a high-volume, frequently-transacting market.
- Buyers expecting move-in amenities, since none are identified from current MLS listings.
- Sellers hoping for a fast sale at a premium in the current low-heat conditions.
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 ($150K) IS the median in the snapshot above, and the move from 2025 ($170K) IS the -11.8% one-year change.
Windows contain 0 to 8 sales each (3 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 2012 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.
23% of homes for sale in ZIP 33162 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).
FLORIDIAN ARMS CONDO Market Scorecard
FLORIDIAN ARMS CONDO is currently a balanced market., and homes go under contract in about 34 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 FLORIDIAN ARMS CONDO
Live MLS inventory for FLORIDIAN ARMS CONDO. 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 FLORIDIAN ARMS CONDO 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 2012 through 2026. Tap any home to ask about it.
The FLORIDIAN ARMS CONDO buying strategy.
If we were buying in FLORIDIAN ARMS CONDO 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 FLORIDIAN ARMS CONDO.
A Small, Slow-Moving Market
With only three closings in the current window, Floridian Arms doesn't generate the volume that lets you draw firm conclusions about price direction. The median price-per-square-foot of $187.50 gives a baseline for comparing units, but with so few transactions, one unusually priced sale can shift the picture. Buyers and sellers should lean on individual unit comparisons and recent listing history rather than the aggregate stats alone.
A median 120 days on market is long by most standards, and paired with a market heat score of 35, it tells a consistent story: demand here is not competitive right now. The year-over-year decline of 11.8% adds to that picture — this isn't a market where sellers can expect quick, over-list outcomes. No community amenities were identified from current MLS listings, so building-specific features, if any, aren't part of the current sales narrative and should be confirmed directly rather than assumed.
The location and the amenities are priced into every listing in FLORIDIAN ARMS CONDO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market this thin on data — three closings, a 120-day median, and a soft heat score — rewards careful pricing and patient negotiation over guesswork. We pull the actual condo documents, recent comparable closings, and listing history before advising on offer strategy or list price, rather than relying on aggregate medians alone.
FLORIDIAN ARMS CONDO 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 FLORIDIAN ARMS CONDO 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 FLORIDIAN ARMS CONDO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in FLORIDIAN ARMS 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 FLORIDIAN ARMS CONDO home worth?
Get a no-obligation home value based on real comparable sales in FLORIDIAN ARMS 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.
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Frequently Asked Questions
What is the median home price in FLORIDIAN ARMS CONDO?
How long do homes in FLORIDIAN ARMS CONDO take to sell?
Do cash buyers compete in FLORIDIAN ARMS CONDO?
Who is the best real estate agent for FLORIDIAN ARMS CONDO?
How do I find a top North Miami Beach real estate agent who knows FLORIDIAN ARMS CONDO?
Can Momentum Realty connect me with an agent for FLORIDIAN ARMS CONDO?
Should you buy in FLORIDIAN ARMS CONDO?
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 2012 (34 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?
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 member average and 8 days faster, and we’ll price yours against live your area comps.
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