SPEAR AT AQUA CONDO
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The number that matters most here is the 209-day median days on market. That is not a market moving briskly toward a deal; it is a market where sellers are testing price and buyers are taking their time. With only 5 closings in the current window, there is not enough transaction volume to smooth out the data, so a single unusual sale can swing the median in either direction.
At a median price of $1,525,000 and a median price per square foot of $851.85, this is a per-unit market where condition, floor level, and view carry real weight. Sellers should expect a longer marketing period to find the right buyer rather than pricing for a quick close, and buyers have room to negotiate on terms given how long listings are sitting.
The 60-Second Overview
SPEAR AT AQUA CONDO market snapshot (as of July 20, 2026): the median sale price is about $1.53M ($852 per sq ft over the trailing 12 months of closed sales), and a median 209 days on market for closed sales.
SPEAR AT AQUA CONDO is a low-volume Miami-Dade condo market where price is set unit by unit rather than by a fast-moving comp set, and the current MLS data does not list specific building amenities for this snapshot.
Who SPEAR AT AQUA CONDO is best for.
Best for
- Buyers comfortable evaluating a unit on its own merits rather than leaning on a thin community-wide median
- Sellers who can price patiently and expect a marketing period measured in months, not weeks
- Buyers working with a budget in the $1.5M range who prioritize per-square-foot value over quick turnaround
Probably not for
- Sellers who need a fast, near-certain closing timeline
- Buyers relying on abundant recent comps to set a firm valuation
- Anyone budgeting on the assumption that current building amenities are extensive, since none are identified in current MLS data
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 ($1.53M) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (5 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 2019 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.
16% of homes for sale in ZIP 33141 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 (2026-08-18).
SPEAR AT AQUA CONDO Market Scorecard
SPEAR AT AQUA CONDO is currently a balanced market., and homes go under contract in about 194 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 SPEAR AT AQUA CONDO
Live MLS inventory for SPEAR AT AQUA 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 SPEAR AT AQUA CONDO listings as of 2026-08-05, 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 2019 through 2026. Tap any home to ask about it.
The SPEAR AT AQUA CONDO buying strategy.
If we were buying in SPEAR AT AQUA 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 SPEAR AT AQUA CONDO.
A Market Defined by Patience
A median of 209 days on market is the headline fact for anyone considering SPEAR AT AQUA CONDO. That timeline tells buyers they are not competing against a clock, and it tells sellers that pricing accurately from day one matters more than chasing an aspirational number, since overpriced listings here appear to sit rather than get bid up.
With just 5 closings feeding this snapshot, treat the median price and price per square foot as directional rather than precise. The $851.85 per-square-foot figure reflects whatever mix of units actually traded, not necessarily what any specific unit in the building would command. Anyone pricing a listing or evaluating an offer should pull unit-specific comparables rather than leaning on the community-wide median alone.
The location and the amenities are priced into every listing in SPEAR AT AQUA CONDO. 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, the median tells you very little about what a specific unit is worth. We pull the actual comparable sales behind the number, track how long similar units have sat, and price or negotiate against that reality rather than the headline figure.
SPEAR AT AQUA 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 SPEAR AT AQUA 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 SPEAR AT AQUA CONDO sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in SPEAR AT AQUA 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 SPEAR AT AQUA CONDO home worth?
Get a no-obligation home value based on real comparable sales in SPEAR AT AQUA 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 SPEAR AT AQUA CONDO on the map →
Frequently Asked Questions
What is the median home price in SPEAR AT AQUA CONDO?
How long do homes in SPEAR AT AQUA CONDO take to sell?
Do cash buyers compete in SPEAR AT AQUA CONDO?
Who is the best real estate agent for SPEAR AT AQUA CONDO?
How do I find a top Miami Beach real estate agent who knows SPEAR AT AQUA CONDO?
Can Momentum Realty connect me with an agent for SPEAR AT AQUA CONDO?
Should you buy in SPEAR AT AQUA 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 2019 (27 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how SPEAR AT AQUA CONDO fits the bigger picture — live prices, inventory, and Momentum Scores:
More Miami Beach & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.