Tall Trees
Condos for Sale in North Miami Beach, FL
All 242 homes for sale in North Miami Beach, FL · median $399,500 · 223 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 October 2026, Tall Trees Condo in North Miami Beach, FL has 7 homes for sale, asking from $135,000 to $170,000 (median $144,990). Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $144,500, $203 per square foot, a median 171 days on market, sellers accepting 87% of original asking. Homes listed or recently sold were built 1971–1971; 7 of 7 report an HOA (median $556/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $2,540 ($1,830 with the full homestead exemption).
Last 30 days in Tall Trees: 2 new listings (median asking $149,995). As of October 20, 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 Tall Trees Condo
Live MLS inventory for Tall Trees 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 Tall Trees Condo listings as of 2026-10-18, 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.
Tall Trees Condo is trading at a median of $142,000, with price per square foot around $212.77. On a per-square-foot basis that's a meaningful number for the county, which tells us unit size is doing a lot of the work here rather than finish level or amenities, since none are identified from current MLS listings.
The median 173 days on market is the number that matters most for anyone weighing a purchase or listing decision. This is not a fast-turnover building. With only five closings in the current window, every data point carries outsized weight, and pricing a unit here has to be done off recent comparable sales inside the building rather than broad market assumptions.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Tall Trees Condo market snapshot (as of September 20, 2026): the median sale price is about $144K ($203 per sq ft over the trailing 12 months of closed sales), and a median 172 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 8 homes in TALL TREES Condo that have changed hands since 2010, built between 1971 and 1971 (median 1971), with a median living area of about 800 sq ft and a typical 1-bedroom, 1-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.
Tall Trees Condo is a small-volume condo market in Miami-Dade County where pricing runs on a per-unit basis with a wide practical spread, and where the sales pace runs considerably slower than a typical residential market.
The setting & the homes.
Aerial and on-site photos of Tall Trees Condo. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Tall Trees CondoPhotos from MIAMI MLS listings in Tall Trees Condo; content deemed reliable but not guaranteed.
Who Tall Trees Condo is best for.
Best for
- A buyer with a flexible timeline who wants a lower purchase price in condo form.
- An investor comfortable underwriting on a small, thin comparable set.
- A seller willing to price patiently and market for a longer selling cycle.
Probably not for
- A buyer who needs a fast closing or a highly competitive multiple-offer environment.
- A seller expecting a quick sale at a premium without room to negotiate.
- A buyer who relies on community amenities as part of the purchase decision, since none are currently identified for this building.
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 ($144K) IS the median in the snapshot above.
Windows contain 0 to 9 sales each (6 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.
8% 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 (2026-10-14).
Tall Trees Condo Market Scorecard
Tall Trees Condo is currently a balanced market., a median asking price of $148,500, and homes go under contract in about 89 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 Tall Trees Condo buying strategy.
If we were buying in Tall Trees 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 Tall Trees Condo.
A Market Defined by Patience, Not Pace
A median of 173 days on market is the headline fact about Tall Trees. That figure means the typical closed sale sat on the market well past the five- or six-week window that turns over quickly elsewhere. Buyers here should expect negotiating room and should not assume a unit priced at market will move fast; sellers should price with that reality in mind rather than anchoring to a quick-sale timeline.
With only five closings feeding the current window, this is a thin data set. That does not make the numbers wrong, but it does mean a single unusual sale — a distressed unit, an estate sale, a rare large-format layout — can swing the median more than it would in a higher-volume building. Anyone transacting here should look at the specific comparable units, not just the headline price and per-square-foot figures.
The location and the amenities are priced into every listing in Tall Trees Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, slow-moving building like Tall Trees, the headline stats can mislead if read at face value. Momentum pulls the actual recent unit-level comparables, checks days-on-market context against the specific listing, and prices or negotiates off that detail rather than the median alone.
Tall Trees Condo in 15 seconds.
What it really costs to own in Tall Trees Condos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $2,735/yr across 7 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $556/month across 7 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1971 across 7 listings. An original roof here would be about 55 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $942/month (tax $228, HOA $556, insurance $158). An estimate from the sources above, not a quote.
Email me new listings in Tall Trees Condos for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Tall Trees Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Tall Trees Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $556/month (about $6,672/yr) · median of 7 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $556 per month ($6,672 a year) — the median AssociationFee across 7 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, 2026-10.
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 Tall Trees 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 Tall Trees Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tall Trees 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 Tall Trees Condo home worth?
Get a no-obligation home value based on real comparable sales in Tall Trees 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 all homes for sale in North Miami Beach →
Recently off market in TALL TREES CONDO
Homes in TALL TREES 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. 3 on record.
- 16465 NE 22nd Ave 118 · off market
- 16465 NE 22nd Ave 405 · off market
- 16465 NE 22nd Ave 610 · off market
| Location | North Miami Beach, Miami-Dade County, FL · ZIP 33160 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $144,500 median across 6 closed sales · $203 per sq ft |
| Days on market (closed sales) | 171 median |
| For sale right now | 6 active, 1 pending · median asking $148,500 |
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, “Tall Trees key facts,” movewithmomentum.com/neighborhoods/tall-trees-condo, data as of September 20, 2026.
Just listed in Tall Trees
The newest homes for sale in Tall Trees right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 16465 NE 22Nd Ave 412 $144,990 · 1 bd · 1 ba · 658 sq ft · 6 days on market Courtesy of SIR Realty LLC
- 16465 NE 22Nd Ave 206 $135,000 · 1 bd · 1 ba · 658 sq ft · 75 days on market Courtesy of FIP Realty Services, LLC
- 16465 NE 22Nd Ave 110 $159,900 · 1 bd · 1 ba · 658 sq ft · 89 days on market Courtesy of Happy Homes Realty Group
- 16465 NE 22Nd Ave 514 $142,000 · 1 bd · 1 ba · 658 sq ft · 174 days on market Courtesy of Baires International Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Tall Trees Condo Right Now (4)
All 4 active and pending Tall Trees Condo listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16465 NE 22nd Ave 412 · $144,990 · 1 bd / 1 ba · listed Oct 2, 2026 · listed by SIR Realty LLC
- 16465 NE 22nd Ave 206 · $135,000 · 1 bd / 1 ba · listed Jul 29, 2026 · listed by FIP Realty Services, LLC
- 16465 NE 22nd Ave 110 · $159,900 · 1 bd / 1 ba · listed Jul 23, 2026 · listed by Happy Homes Realty Group
- 16465 NE 22nd Ave 514 · $142,000 · 1 bd / 1 ba · listed Jul 22, 2026 · listed by Baires International Realty
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North Miami Beach guides & data
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- Florida flood insurance calculator
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Recent Developments in Tall Trees Condo
Development, infrastructure, retail, and school activity affecting Tall Trees Condo, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 5 miles southeast of Tall Trees Condo.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 4 miles southeast of Tall Trees Condo.
Source: Florida YIMBY - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The site is about 2 miles west of Tall Trees Condo.
Source: Hoodline - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 5 miles southeast of Tall Trees Condo.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 4 miles southwest of Tall Trees Condo.
Source: Miami Today - August 2026Market
Lakeview at NoMi opens pre-leasing with 342 units in North Miami
Integra Investments' seven-story project at 13855 NW 17th Avenue includes 342 units, 34 income-restricted and 308 workforce-priced, plus a 528-foot public linear park and about 3,160 square feet of ground-floor commercial space. The roughly $100 million build has a $65 million construction loan, with initial move-ins expected as soon as November.
What it may mean for the marketAdds 342 rental units and a public park to North Miami, expanding rental inventory at workforce price points. The site is about 5 miles north of Tall Trees Condo.
Source: Hoodline
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.
Frequently Asked Questions
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Should you buy in Tall Trees Condo?
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: October 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 (40 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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More on Tall Trees Condos for Sale in North Miami Beach
- Home values · What homes in Tall Trees Condos for Sale in North Miami Beach actually sell for
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