Reef South
Condos for Sale in North Miami Beach, FL
All 247 homes for sale in North Miami Beach, FL · median $399,999 · 227 condos for sale in North Miami Beach · 230 homes for sale in 33160 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Reef South Condo in North Miami Beach, FL has 3 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $330,000, $292 per square foot, a median 74 days on market, sellers accepting 97% of original asking. Homes listed or recently sold were built 1980–1980; 4 of 4 report an HOA (median $922/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $5,810 ($5,090 with the full homestead exemption).
| Location | North Miami Beach, Miami-Dade County, FL · ZIP 33160 |
|---|---|
| Sale prices, last 12 months | $330,000 median across 3 closed sales · $292 per sq ft |
| Days on market (closed sales) | 74 median |
| For sale right now | 3 active, 1 pending · median asking $290,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “REEF SOUTH CONDO key facts,” movewithmomentum.com/neighborhoods/reef-south-condo, data as of September 20, 2026.
Last 30 days in Reef South: 2 new listings (median asking $312,500), 1 under contract right now. As of September 18, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
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 2026-09-18, 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.
Every Home for Sale in Reef South Condo Right Now (4)
All 4 active and pending Reef South Condo listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16570 NE 26th Ave 4D · $265,000 · 1 bd / 2 ba · listed Sep 19, 2026 · listed by Compass Florida, LLC
- 16570 NE 26th Ave 3F · $360,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by Beachfront Realty Inc
- 16570 NE 26th Ave 3C · $290,000 · 2 bd / 2 ba · listed Jun 23, 2026 · listed by Beachfront Realty Inc
- 16570 NE 26th Ave 4A · $365,900 · 2 bd / 2 ba · pending · listed Jun 23, 2026 · listed by Gilvan Realty Corp
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 September 20, 2026): the median sale price is about $330K ($292 per sq ft over the trailing 12 months of closed sales), and a median 74 days on market for closed sales.
In ZIP 33160 (North Miami Beach), 919 homes closed in the last 12 months at a median of $455K ($388/sq ft), down 4.8% year over year, with a median 108 days on market. Right now 1,312 active and 137 pending listings put supply at about 3.0 months — a buyer's market. See the live ZIP 33160 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 11 homes in REEF SOUTH Condo that have changed hands since 2019, built between 1980 and 1980 (median 1980), with a median living area of about 1,132 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($330K) IS the median in the snapshot above.
Windows contain 0 to 10 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.
10% 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 (2026-09-21).
Reef South Condo Market Scorecard
Reef South Condo is currently a balanced market., a median asking price of $290,000, and homes go under contract in about 0 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.
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 dues reported around $966/month (about $11,592/yr) · median of 6 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $966 per month ($11,592 a year) — the median AssociationFee across 6 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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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Recently off market in REEF SOUTH CONDO
Homes in REEF SOUTH CONDO that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 16570 NE 26th Ave 3A (Dock) · off market
Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 18, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (26 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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See how REEF SOUTH CONDO fits the bigger picture — live prices, inventory, and Momentum Scores:
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