Orchard Sub
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, the MLS records 77 closed sales in Orchard Sub No 4 in Miami Beach, FL since 2012, the most recent in June 2026. Recorded prices since 2024 ran from $1,550,000 to $5,940,000 (median $2,037,000), on homes of 996 to 3,978 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $35,840 ($35,120 with the full homestead exemption).
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.
The 60-Second Overview
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.
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 Orchard Sub 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
The market around Orchard Sub
Orchard Sub is too small for its own price trend, so here is the market around it.
In ZIP 33140, 547 homes are on the market and 13% are under contract — a slower corner of Miami Beach.
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 Orchard Sub specifically. Momentum Research analysis of MLS records.
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 (2026-09-12).
ORCHARD SUB NO 4 Market Scorecard
ORCHARD SUB NO 4 is currently a thin data market. Limited supply, a median asking price of n/a.
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 · 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.
Homes For Sale Right Now in Orchard Sub
Live MLS inventory for Orchard 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 Orchard Sub listings as of 2026-09-12, 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 buying strategy.
If we were buying in Orchard 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 Orchard Sub.
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. 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 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 Orchard 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 Orchard Sub 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, 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 home worth?
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Should you buy in Orchard Sub?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Orchard Sub with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| 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 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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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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