LISETTE CONDO
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
LISETTE CONDO does not give us much to work with in the current MLS record. Closing activity in the window we track has been limited to a single transaction, and no median price is established from that volume. Anytime a condo community shows this little transactional data, treat any pricing conversation as an active negotiation exercise rather than a settled market fact.
For a buyer or seller here, the posture should be conservative and comp-driven rather than trend-driven. With one closing to reference, you cannot lean on a market narrative — you have to build the case unit by unit, using condition, floor, view, and building-specific assessment or fee data as the real levers on value.
The setting & the homes.
Aerial and on-site photos of LISETTE CONDO. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
LISETTE CONDO
LISETTE CONDO
LISETTE CONDOPhotos from miami listings in LISETTE CONDO; content deemed reliable but not guaranteed.
Who LISETTE CONDO is best for.
Best for
- A buyer who is comfortable building a case from nearby comps rather than in-building sales history.
- Someone prioritizing a specific unit or line over a documented community market pattern.
- A buyer willing to review condo association financials closely before committing.
Probably not for
- A buyer who wants a clear, data-backed price range before starting the conversation.
- Someone relying on established amenity listings to guide their decision.
- A buyer uncomfortable with the extra diligence a thin-data condo building requires.
The market around LISETTE CONDO
LISETTE CONDO is too small for its own price trend, so here is the market around it.
In ZIP 33141, 4 homes are on the market and 0% are under contract — a slower corner of Miami Beach.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are condominium.
ZIP and county figures describe the wider market, not LISETTE CONDO specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in LISETTE CONDO
Live MLS inventory for LISETTE 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 LISETTE CONDO listings as of 2026-08-05, 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 2025. Tap any home to ask about it.
The LISETTE CONDO buying strategy.
If we were buying in LISETTE 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 LISETTE CONDO.
Reading a thin data market
A single closing in the tracked window means there is no statistically meaningful median, days-on-market pattern, or price trend to point to. That is not unusual for smaller or lower-turnover condo buildings, but it changes how any offer or listing price should be built. Instead of anchoring to a community-wide number, the work shifts to unit-level comps: recent sales in comparable buildings nearby, the specific line and floor, and the condition of the individual unit.
It also means association financials and fee structure matter more than usual in setting value, since MLS remarks and community-level amenity data are not populated for this listing set. Buyers should request condo docs, reserve study status, and any special assessment history before forming an opinion on price. Sellers should expect that an appraiser or a buyer's agent will need to build a comp file largely from outside this specific building.
The location and the amenities are priced into every listing in LISETTE CONDO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with almost no MLS transaction history, the value of an agent is in the legwork the data will not do for you — pulling comparable buildings, verifying association financials, and pressure-testing a price before it becomes a number on paper. That is the work we do before we let a client make an offer or set a list price on a unit like this.
LISETTE 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 LISETTE 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 LISETTE CONDO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LISETTE 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 LISETTE CONDO home worth?
Get a no-obligation home value based on real comparable sales in LISETTE 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 LISETTE CONDO on the map →
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.
16% of homes for sale in ZIP 33141 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).
Recent Developments in Lisette Condo
Development, infrastructure, retail, and school activity affecting Lisette Condo, 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 site is about 2 miles north of Lisette Condo.
Source: Florida YIMBY - 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 site is less than a mile northwest of Lisette Condo.
Source: The Real Deal - 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 3 miles north of Lisette Condo, 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 3 miles north of Lisette Condo, 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 site is less than a mile southwest of Lisette Condo.
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 project is about 3 miles northeast of Lisette Condo, elsewhere in Miami-Dade County.
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.
Frequently Asked Questions
Do cash buyers compete in LISETTE CONDO?
Who is the best real estate agent for LISETTE CONDO?
How do I find a top Miami Beach real estate agent who knows LISETTE CONDO?
Can Momentum Realty connect me with an agent for LISETTE CONDO?
Should you buy in LISETTE CONDO?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (16 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how LISETTE CONDO fits the bigger picture — live prices, inventory, and Momentum Scores:
More Miami Beach & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.