Reef South Condo
Homes for Sale in North Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-07-20, 3 recorded sales closed at a median of $325,000, $268 per square foot, a median 74 days on market, sellers accepting 94% of original asking. Homes listed or recently sold were built 1980–1980; 4 of 4 report an HOA (median $966/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $5,720 ($5,000 with the full homestead exemption).
Pricing at Reef South Condo currently centers on a median of $325,000, working out to roughly $267.93 per square foot. With only a handful of closings feeding this snapshot, that median should be read as a directional marker rather than a tight, statistically deep range — one or two unit differences in size, floor, or condition can move it meaningfully.
The median 74-day time on market points to a measured pace rather than a fast-turnover environment. Sellers should price with that runway in mind and expect buyers to take their time comparing units; buyers who move decisively on a well-priced, well-maintained unit have some room to negotiate given that longer typical marketing period.
The 60-Second Overview
Reef South Condo market snapshot (as of July 20, 2026): the median sale price is about $325K ($268 per sq ft over the trailing 12 months of closed sales), and a median 74 days on market for closed sales.
Reef South Condo sits within Miami-Dade County's condo inventory, with current pricing and pace reflecting a smaller, thinly-traded segment of the market rather than a high-volume building.
The setting & the homes.
Aerial and on-site photos of Reef South Condo. Swipe to explore the community.
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Reef South Condo
Reef South Condo
Reef South Condo
Reef South CondoPhotos from MIAMI MLS listings in Reef South Condo; content deemed reliable but not guaranteed.
Who Reef South Condo is best for.
Best for
- A buyer focused on price per square foot value in Miami-Dade condo inventory rather than building-wide amenities
- A buyer prepared to evaluate individual unit condition and pricing closely given the limited recent sales data
- A seller who can price patiently against a roughly 74-day typical marketing period
Probably not for
- A buyer who wants confirmed on-site amenities before making a decision, since none are currently identified from MLS listings
- A buyer expecting a fast-paced, competitive-offer environment
- A buyer who wants a deep, statistically robust set of recent comparable sales before pricing a unit
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 MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($325K) IS the median in the snapshot above.
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 2018 through 2026. Deemed reliable but not guaranteed.
0% of homes for sale in ZIP 33160 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).
Reef South Condo Market Scorecard
Reef South Condo is currently a balanced market., and homes go under contract in about 295 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Reef South Condo
Live MLS inventory for Reef South 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 Reef South Condo listings as of 2026-09-02, 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 Reef South Condo buying strategy.
If we were buying in Reef South 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 Reef South Condo.
Reading a thin-data building
With a closings window of just three transactions behind this snapshot, Reef South Condo is a market where every individual sale carries outsized weight in the numbers. The $267.93 median price per square foot is a useful benchmark, but buyers and sellers should treat it as a starting point for comparison rather than a fixed ceiling or floor — unit condition, floor level, and view are likely driving more of the actual sale price than the building median alone suggests.
No community amenities are identified from current MLS listings for this building, so any amenity value should be confirmed directly rather than assumed. Combined with a median 74 days on market, this reads as a building where pricing accuracy and presentation matter more than momentum — there is no current evidence of a bidding-war pace here.
The location and the amenities are priced into every listing in Reef South 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 recent closings, comparable-sale analysis has to be handled carefully — pulling the right comps, weighting condition and floor level correctly, and avoiding overreliance on a thin median is where local, hands-on pricing work pays off for both buyers making an offer and sellers setting an asking price.
Reef South Condo 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 Reef South 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 Reef South Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reef South 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 Reef South Condo home worth?
Get a no-obligation home value based on real comparable sales in Reef South 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.
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Frequently Asked Questions
What is the median home price in Reef South Condo?
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Should you buy in Reef South Condo?
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 July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (25 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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