REACH CONDO
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Jon's Current Read: Reach Condo is pricing on a per-square-foot basis near $739, which puts it firmly in premium condo territory for Miami-Dade, and the current median sits at $922,500. That combination tells you unit size and finish level are doing most of the work on price here, not volume of sales — this is a market where each closing moves the needle.
The posture right now is soft. A market heat score of 39 alongside a median 102 days on market and a year-over-year price move of -6.3% points to a building where sellers are having to wait longer and negotiate more than they were a year ago. With only 16 closings in the tracked window, buyers should treat every comp individually rather than assuming a tight, uniform market.
REACH CONDO right now
🟡 Off the recent peak. The trailing-12-month median ($922K) is down 6.3% from the prior 12 months ($985K). With about 20 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: High (16 and 20 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
REACH CONDO market snapshot (as of July 20, 2026): the median sale price is about $922K ($739 per sq ft over the trailing 12 months of closed sales), and a median 102 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level miami closed sales (16 closings in the current window).
Reach Condo trades at a high per-square-foot rate for Miami-Dade, but the extended median time on market and the pullback in price over the past year suggest this is currently a buyer-negotiation environment rather than a seller's market.
The setting & the homes.
Aerial and on-site photos of REACH CONDO. Swipe to explore the community.
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REACH CONDOPhotos from miami listings in REACH CONDO; content deemed reliable but not guaranteed.
Who REACH CONDO is best for.
Best for
- Buyers with a flexible timeline who can negotiate patiently over a 100-day-plus market cycle
- Buyers focused on a specific unit type or view where per-square-foot value is the priority over speed
- Sellers who can price realistically against a softening year-over-year trend rather than holding out for last year's numbers
Probably not for
- Buyers who need a quick close and can't accommodate a median 102-day market cycle
- Sellers expecting a fast sale at or above prior-year comps given the -6.3% year-over-year shift
- Buyers relying on documented building amenities as part of the purchase decision, since none are currently identified in MLS listings
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 ($922K) IS the median in the snapshot above, and the move from 2025 ($985K) IS the -6.3% one-year change.
Windows contain 1 to 57 sales each (16 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 2018 through 2026. Deemed reliable but not guaranteed.
0% of homes for sale in ZIP 33130 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 (2026-07-18).
REACH CONDO Market Scorecard
REACH CONDO is currently a balanced market., and homes go under contract in about 32 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 REACH CONDO
Live MLS inventory for REACH 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 REACH CONDO listings as of 2026-08-19, 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 REACH CONDO buying strategy.
If we were buying in REACH 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 REACH CONDO.
Price Per Square Foot vs. Time on Market
The math at Reach Condo is straightforward on paper and less so in practice. A median price per square foot of $738.72 signals that unit condition, view, and floor plan carry real weight in what a given listing commands — this isn't a building where every unit prices the same. With a median of 102 days on market, sellers here are not seeing quick turnarounds, and that gap between list and contract gives buyers room to negotiate on price and terms.
The year-over-year figure of -6.3% adds context: prices have eased from where they stood a year ago, and with only 16 closings in the window, that shift is being driven by a handful of transactions rather than broad repricing. Buyers should pull recent, unit-specific comps before setting an offer, and sellers should expect that pricing at or above prior-year levels will likely extend time on market further.
The location and the amenities are priced into every listing in REACH CONDO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with this few closings and this much spread in price per square foot, generic market data will mislead you. We pull unit-level comps, track actual days on market against list price changes, and negotiate off what's actually closing at Reach Condo — not a citywide average that doesn't apply to this address.
REACH 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 REACH 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 REACH CONDO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in REACH 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 REACH CONDO home worth?
Get a no-obligation home value based on real comparable sales in REACH 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 REACH CONDO on the map →
Frequently Asked Questions
What is the median home price in REACH CONDO?
How long do homes in REACH CONDO take to sell?
Do cash buyers compete in REACH CONDO?
Who is the best real estate agent for REACH CONDO?
How do I find a top Miami real estate agent who knows REACH CONDO?
Can Momentum Realty connect me with an agent for REACH CONDO?
Should you buy in REACH CONDO?
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 2018 (180 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.
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