OCEAN BEACH FLA SUB
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
Ocean Beach Fla Sub is not a high-volume corner of the Miami-Dade market right now. Our current snapshot shows a single closing in the recent window, which is too thin a sample to draw a price trend from. When activity is this quiet, pricing gets set deal by deal, based on the specific home's condition and lot rather than a visible market curve.
For a seller, that means comparables have to be built carefully rather than pulled from a busy MLS history. For a buyer, it means less competitive pressure but also less data to lean on when deciding what to offer. Either way, this is a community where a local read on the actual property matters more than a headline stat.
The setting & the homes.
Aerial and on-site photos of OCEAN BEACH FLA SUB. Swipe to explore the community.
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OCEAN BEACH FLA SUBPhotos from miami listings in OCEAN BEACH FLA SUB; content deemed reliable but not guaranteed.
Who OCEAN BEACH FLA SUB is best for.
Best for
- A buyer targeting a specific home in this subdivision who is comfortable with limited comparable data
- A seller willing to have pricing built from individual comps rather than a broad market report
- Someone prioritizing the property itself over amenity packages or documented community features
Probably not for
- A buyer who wants amenity-rich community features confirmed before touring
- Someone who relies on median-price or day-on-market trends to shape an offer strategy
- A seller expecting a high-volume comparable set to support an asking price
The market around OCEAN BEACH FLA SUB
OCEAN BEACH FLA SUB is too small for its own price trend, so here is the market around it.
In ZIP 33139, 2 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 stockcooperative.
ZIP and county figures describe the wider market, not OCEAN BEACH FLA SUB specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in OCEAN BEACH FLA SUB
Live MLS inventory for OCEAN BEACH FLA 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 OCEAN BEACH FLA SUB listings as of 2026-08-18, 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 2018 through 2026. Tap any home to ask about it.
The OCEAN BEACH FLA SUB buying strategy.
If we were buying in OCEAN BEACH FLA 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 OCEAN BEACH FLA SUB.
A quiet data picture
With only one closing recorded in the current window, Ocean Beach Fla Sub sits outside the kind of market that generates a reliable median-price story or day-on-market pattern. That is not unusual for smaller or less-traded subdivisions, but it does mean buyers and sellers should treat any broad statistic here with caution.
No community amenities are identified from current MLS listings, which may reflect the subdivision itself, incomplete listing detail, or simply what's active at this moment. It's worth confirming directly what, if anything, is attached to a specific property before assuming a feature is or isn't present.
The location and the amenities are priced into every listing in OCEAN BEACH FLA SUB. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision with this little visible transaction history, pricing a home correctly or evaluating an offer takes more than pulling a report. We pull the actual comparable closings available, look at each property's condition on its own terms, and tell you plainly where the data is solid and where it isn't.
OCEAN BEACH FLA SUB 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 OCEAN BEACH FLA 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 OCEAN BEACH FLA SUB sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in OCEAN BEACH FLA 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 OCEAN BEACH FLA SUB home worth?
Get a no-obligation home value based on real comparable sales in OCEAN BEACH FLA 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 OCEAN BEACH FLA SUB 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.
6% of homes for sale in OCEAN BEACH FLA SUB 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 Ocean Beach Fla Sub
Development, infrastructure, retail, and school activity affecting Ocean Beach Fla Sub, 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 5 miles west of Ocean Beach Fla Sub, elsewhere in Miami-Dade County.
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 project is about 5 miles west of Ocean Beach Fla Sub, elsewhere in Miami-Dade County.
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 5 miles northwest of Ocean Beach Fla Sub, 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 6 miles west of Ocean Beach Fla Sub, 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 Ocean Beach Fla Sub, 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 about 2 miles west of Ocean Beach Fla Sub.
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
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Who is the best real estate agent for OCEAN BEACH FLA SUB?
How do I find a top Miami Beach real estate agent who knows OCEAN BEACH FLA SUB?
Can Momentum Realty connect me with an agent for OCEAN BEACH FLA SUB?
Should you buy in OCEAN BEACH FLA SUB?
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 2018 (12 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.
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