Lake View Sub
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Lake View Sub in FL has 5 homes for sale and 4 pending, asking from $165,000 to $28,800,000 (median $1,900,000). Over the 12 months ending 2026-07-20, 5 recorded sales closed at a median of $1,250,000, $632 per square foot, a median 47 days on market, sellers accepting 89% of original asking (-17% versus the prior year). Homes listed or recently sold were built 1932–1950; 4 of 9 report an HOA (median $550/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $21,990 ($21,280 with the full homestead exemption).
Homes For Sale Right Now in Lake View Sub
Live MLS inventory for Lake View Sub. 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 Lake View Sub listings as of 2026-09-09, 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.
Lake View Sub right now
🔴 Off the recent peak. The trailing-12-month median ($1.25M) is down 16.7% from the prior 12 months ($1.50M) and up 105% since 2012. With about a dozen 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 MLS closed sales, 12-month windows ending July 20. Confidence: Low (5 and 12 sales in the two windows).
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Updated July 20, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Lake View Sub market snapshot (as of July 20, 2026): the median sale price is about $1.25M ($632 per sq ft over the trailing 12 months of closed sales), and a median 47 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months and up 105% since 2012, computed from record-level MIAMI MLS closed sales (5 closings in the current window).
The setting & the homes.
Aerial and on-site photos of Lake View Sub. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Lake View SubPhotos from MIAMI MLS listings in Lake View Sub; content deemed reliable but not guaranteed.
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 MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.25M) IS the median in the snapshot above, and the move from 2025 ($1.50M) IS the -16.7% one-year change.
Windows contain 0 to 20 sales each (5 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.
LAKE VIEW SUB Market Scorecard
LAKE VIEW SUB is currently a thin data market. Limited supply, a median asking price of $1,900,000, and homes go under contract in about 365 days.
Typical home value in the 33140 ZIP is $684,558, about 32.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
The Lake View Sub buying strategy.
If we were buying in Lake View Sub 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 Lake View Sub.
A closer look at the Lake View Sub market
At a median of $632 per square foot, Lake View Sub prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 17% year over year. Homes that do trade take a median 47 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Lake View Sub. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Lake View Sub buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (3.9). Basis: Long-Term Appreciation +105% since 2012; Recent Direction -16.7% year-over-year; Pricing Power 89.0% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- 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.
Tools for a Lake View Sub 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 Lake View Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake View Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lake View Sub home worth?
Get a no-obligation home value based on real comparable sales in Lake View Sub, 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 Lake View Sub on the map →
Recently off market in LAKE VIEW SUB
Homes in LAKE VIEW SUB that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 536 W 51st St · off market
Frequently Asked Questions
What is the median home price in Lake View Sub?
How long do homes in Lake View Sub take to sell?
Do cash buyers compete in Lake View Sub?
Have Lake View Sub home prices gone up?
Who is the best real estate agent for Lake View Sub?
How do I find a top Miami Beach real estate agent who knows Lake View Sub?
Can Momentum Realty connect me with an agent for Lake View Sub?
Nearby Communities
Explore more neighborhoods near Lake View Sub with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (115 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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See how LAKE VIEW SUB fits the bigger picture — live prices, inventory, and Momentum Scores: