Floridian Arms
Condos for Sale in North Miami Beach, FL

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.

MIAMI REALTORS sales records identify 15 homes in FLORIDIAN ARMS Condo that have changed hands since 2012, built between 1962 and 1962 (median 1962), with a median living area of about 839 sq ft and a typical 2-bedroom, 1-bath layout; 93% 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.

Floridian Arms Condo is too small for its own price trend, so here is the market around it.

In ZIP 33162, 182 homes are on the market and 21% are under contract — a steady corner of North Miami Beach.

Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).

In ZIP 33162 (North Miami Beach), 182 homes closed in the last 12 months at a median of $482K ($372/sq ft), down 0.3% year over year, with a median 49 days on market. Right now 84 active and 20 pending listings — a balanced market. See the live ZIP 33162 housing market and the Miami-Dade County market.

ZIP and county figures describe the wider market, not Floridian Arms Condo specifically. Momentum Research analysis of MLS records.

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.

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.

Listings in this community report association dues of about $356 per month ($4,272 a year) — the median AssociationFee across 18 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.