Les Jardins of South Beac
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Part of the South Beac master-planned community in Miami-Dade, FL — see all South Beac homes for sale (2 listings across 3 villages and sections in the MLS).
The current MLS feed for Les Jardins of South Beach doesn't carry the volume of active or recent listings needed to establish a reliable price picture, and no community amenities are documented in the data we're pulling from. That's not unusual for smaller or lower-turnover buildings, but it means anyone quoting a price range or per-square-foot figure for this address right now is guessing, not reporting.
For a buyer or seller, this is a building where the market read has to happen at the ground level — pulling comparable closed sales directly, confirming what the building actually offers versus what's assumed from the name, and treating any listing here as its own case rather than part of a documented trend.
The 60-Second Overview
Les Jardins of South Beach sits in Miami-Dade County; current MLS data doesn't yet surface pricing history or a confirmed amenity set for the property, so this profile leans on what's verifiable rather than filling gaps with assumption.
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.
Who Les Jardins of South Beac is best for.
Best for
- A buyer comfortable making a decision after direct building verification rather than a published sales trend
- Someone who already knows the South Beach corridor and wants a specific address checked out, not a general area comparison
- A seller willing to have Momentum pull fresh comparables rather than lean on stale or absent MLS pricing data
Probably not for
- A buyer who wants a documented price range and amenity list before scheduling a showing
- Anyone shopping strictly off MLS-listed features without a direct call to the building association
- A seller expecting an automated or desktop valuation instead of a manually built comp analysis
The market around Les Jardins of South Beac
Les Jardins of South Beac is too small for its own price trend, so here is the market around it.
In ZIP 33139, 1,034 homes are on the market and 14% are under contract — a slower corner of .
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 Les Jardins of South Beac specifically. Momentum Research analysis of MLS records.
Les Jardins of South Beac by the numbers
From county property records and closed MLS sales for the Les Jardins of South Beac subdivision: 5 homes on record; built 1934; typical size about 762 heated sq ft; 1 bedrooms is the median. Housing mix: condo 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2015 | 1 | $325,000 |
| 2019 | 1 | $175,000 |
| 2021 | 1 | $352,500 |
| 2022 | 1 | $280,000 |
| 2023 | 1 | $520,000 |
Newest recorded sale: $520,000 on 2023-03-15.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
Recent Developments in Les Jardins Of South Beac
Development, infrastructure, retail, and school activity affecting Les Jardins Of South Beac, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 4 miles west of Les Jardins Of South Beac, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 4 miles west of Les Jardins Of South Beac, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 4 miles west of Les Jardins Of South Beac, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 5 miles west of Les Jardins Of South Beac, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 5 miles west of Les Jardins Of South Beac, elsewhere in Miami-Dade County.
Source: The Real Deal - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The site is less than a mile west of Les Jardins Of South Beac.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Les Jardins of South Beac buying strategy.
If we were buying in Les Jardins of South Beac 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 Les Jardins of South Beac.
What the data gap actually tells you
When a community shows no amenities identified from current MLS listings, it usually means one of two things: the building's features simply aren't being entered into listing remarks by agents, or activity has been too thin recently for that detail to surface. Either way, the fix is the same — someone has to call the building or its association directly to confirm what's actually there before making a decision based on it.
The same logic applies to price. Without a documented median or a run of recent closings in the feed, there's no defensible number to anchor an offer or a listing price to. That puts more weight on a direct pull of recent comparable sales in the immediate area and a firsthand walk-through of the unit and building rather than a desktop analysis.
The location and the amenities are priced into every listing in Les Jardins of South Beac. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building where the public data trail is this thin, the value we add is legwork — pulling actual comparable closings, confirming building details directly rather than relying on MLS remarks, and making sure a buyer or seller isn't pricing off assumptions that the data doesn't support.
Les Jardins of South Beac in 15 seconds.
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 Les Jardins of South Beac 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 Les Jardins of South Beac sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Les Jardins of South Beac, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2019 (4 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.
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