ORCHARD SUB NO 4
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Orchard Sub No 4 is pricing at a median of $2,300,000, with per-square-foot value near $1,123 — a figure that tells you this market is driven by land and structure quality rather than any shared amenity package, since MLS records show none identified for the community itself.
A median 53 days on market paired with a market heat score of 47 points to a measured, not frantic, pace. Sellers here are not racing to accept the first offer, and buyers who come in with a clear number and clean terms tend to be the ones who close.
ORCHARD SUB NO 4 right now
🟢 Still climbing. The trailing-12-month median ($2.30M) is up 12.9% from the prior 12 months ($2.04M). With about 6 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 closed sales, 12-month windows ending July 20. Confidence: Low (3 and 11 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
ORCHARD SUB NO 4 market snapshot (as of July 20, 2026): the median sale price is about $2.30M ($1123 per sq ft over the trailing 12 months of closed sales), and a median 53 days on market for closed sales. The trailing-12-month median is up 13% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
Pricing in Orchard Sub No 4 sits at a $2,300,000 median with year-over-year movement of 12.9%, reflecting a smaller, closely watched pocket of the Miami-Dade market rather than a high-volume subdivision.
Who ORCHARD SUB NO 4 is best for.
Best for
- Buyers with a defined budget near the $2,300,000 median who are prepared to evaluate each available home on its own merits
- Buyers prioritizing per-square-foot value and structure quality over community-level amenities
- Sellers comfortable with a moderate 53-day median marketing period rather than an immediate sale
Probably not for
- Buyers who want an active clubhouse, pool, or organized amenity program as part of the purchase
- Buyers who need a large pool of recent comparable sales to validate an offer price
- Anyone expecting rapid turnover in a market posting a 47 heat score and thin closing volume
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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.30M) IS the median in the snapshot above, and the move from 2025 ($2.04M) IS the +12.9% one-year change.
Windows contain 0 to 11 sales each (3 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.
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.
13% of homes for sale in ZIP 33140 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).
ORCHARD SUB NO 4 Market Scorecard
ORCHARD SUB NO 4 is currently a balanced market., and homes go under contract in about 203 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in ORCHARD SUB NO 4
Live MLS inventory for ORCHARD SUB NO 4. 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 ORCHARD SUB NO 4 listings as of 2026-08-17, 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.
The ORCHARD SUB NO 4 buying strategy.
If we were buying in ORCHARD SUB NO 4 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 ORCHARD SUB NO 4.
What the numbers are actually saying
With only three closings in the current window, this is a thin-data market — every sale carries outsized weight in the median, and a single unusual transaction can shift the read. That's not a flaw, it's the nature of a low-volume submarket, and it means buyers and sellers should treat the $2,300,000 median as a directional marker, not a fixed target.
The per-square-foot figure near $1,123 confirms that value here is tied to the home itself — condition, finish level, lot — rather than to a branded amenity set. There is nothing on record in the way of clubhouses, gates, or shared recreation; what you're paying for is the property and its position within Miami-Dade County.
The location and the amenities are priced into every listing in ORCHARD SUB NO 4. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, interpretation matters more than access to listings. We track how the limited comparable sales actually inform pricing, and we push back on numbers that don't hold up against the recent trend, whether you're negotiating a purchase or setting an ask.
ORCHARD SUB NO 4 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 ORCHARD SUB NO 4 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 ORCHARD SUB NO 4 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ORCHARD SUB NO 4, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ORCHARD SUB NO 4 home worth?
Get a no-obligation home value based on real comparable sales in ORCHARD SUB NO 4, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in ORCHARD SUB NO 4?
How long do homes in ORCHARD SUB NO 4 take to sell?
Do cash buyers compete in ORCHARD SUB NO 4?
Who is the best real estate agent for ORCHARD SUB NO 4?
How do I find a top Miami Beach real estate agent who knows ORCHARD SUB NO 4?
Can Momentum Realty connect me with an agent for ORCHARD SUB NO 4?
Should you buy in ORCHARD SUB NO 4?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (77 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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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.
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