Paradise Point 1st Amendm
Homes for Sale in Palmetto Bay, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $3,300,000, $1,075 per square foot, a median 37 days on market, sellers accepting 94% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $58,060 ($57,340 with the full homestead exemption).
Paradise Point 1st Amendm is a thin data set right now. With only two closings recorded in the current window, there is not enough transaction volume to draw a reliable price trend, and any figure derived from that small a sample would be misleading rather than useful.
For a buyer or seller, that means posture matters more than pricing models here. Pricing and timing should lean on a direct comparison of the specific units that have sold or are active, not on a community-wide average that two transactions cannot support.
The 60-Second Overview
Paradise Point 1st Amendm market snapshot (as of September 12, 2026): the median sale price is about $3.30M ($1075 per sq ft over the trailing 12 months of closed sales), and a median 37 days on market for closed sales.
Current MLS data for this Miami-Dade community shows limited recent closing activity, which puts the emphasis on unit-level comparison rather than broad market statistics.
Who Paradise Point 1st Amendm is best for.
Best for
- A buyer targeting a specific unit here who is willing to price it against direct comparables rather than a community average
- A seller comfortable pricing based on condition and unit-specific comparison given the limited recent closing data
- A buyer who plans to verify amenities and association details directly rather than relying on MLS listing summaries
Probably not for
- A buyer who wants a well-established price trend or median before committing
- A seller expecting a robust set of recent comparable closings to support a listing price
- A buyer relying solely on MLS-listed amenities to judge the community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($3.30M) IS the median in the snapshot above.
Windows contain 0 to 3 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 2013 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.
32% of homes for sale in ZIP 33157 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 (2026-09-08).
Recent Developments in Paradise Point 1st Amendm
Development, infrastructure, retail, and school activity affecting Paradise Point 1st Amendm, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The project is about 3 miles north of Paradise Point 1st Amendm, elsewhere in Miami-Dade County.
Source: Florida YIMBY - 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 less than a mile southeast of Paradise Point 1st Amendm.
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 site is less than a mile north of Paradise Point 1st Amendm.
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 site is about 2 miles south of Paradise Point 1st Amendm.
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 site is less than a mile northwest of Paradise Point 1st Amendm.
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 2 miles south of Paradise Point 1st Amendm, 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.
The Paradise Point 1st Amendm buying strategy.
If we were buying in Paradise Point 1st Amendm 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 Paradise Point 1st Amendm.
A market that has not shown its hand
Two closings in the tracked window is not enough to establish a pattern of pricing, days on market, or condition-driven spread. Anyone quoting a confident trend line for this community from current MLS data is overreaching what the numbers actually support.
No community amenities have been identified from current MLS listings, which may reflect how listings are documented rather than an absence of features on site. Buyers and sellers should verify amenity and association details directly rather than relying on listing summaries alone.
The location and the amenities are priced into every listing in Paradise Point 1st Amendm. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction data, the value of a broker is in doing the legwork MLS statistics cannot: pulling comparable sales beyond the immediate window, confirming amenity and association facts directly, and pricing off the specific unit rather than an average that only two closings cannot responsibly generate.
Paradise Point 1st Amendm 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 Paradise Point 1st Amendm 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 Paradise Point 1st Amendm sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Paradise Point 1st Amendm, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Paradise Point 1st Amendm home worth?
Get a no-obligation home value based on real comparable sales in Paradise Point 1st Amendm, 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 Paradise Point 1st Amendm?
How long do homes in Paradise Point 1st Amendm take to sell?
Who is the best real estate agent for Paradise Point 1st Amendm?
How do I find a top Palmetto Bay real estate agent who knows Paradise Point 1st Amendm?
Can Momentum Realty connect me with an agent for Paradise Point 1st Amendm?
Should you buy in Paradise Point 1st Amendm?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (13 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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