The Armstrong
Condos for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, the Armstrong Condo in FL has 2 homes for sale. As of September 2026, the MLS records 11 closed sales in the Armstrong Condo in FL since 2018, the most recent in April 2025.
The current MLS snapshot shows no closed sales for The Armstrong Condo in the tracked window, and no community amenities have been identified from active listings. That is not a judgment on the building itself, it is a statement about data visibility right now: with zero recent transactions, there is no reliable price trend, price-per-square-foot pattern, or days-on-market figure to point to.
For a buyer or seller, that means this is a market you enter on direct research rather than on published statistics. Pricing here has to be built from comparable sales in nearby buildings, unit-specific condition, and direct outreach to whoever is closest to inventory, not from a headline number that does not yet exist in the feed.
The 60-Second Overview
The Armstrong Condo currently shows no closed transactions in the MLS feed and no amenities documented from active listings, which puts it outside the range of buildings we can speak to with hard numbers.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who The Armstrong Condo is best for.
Best for
- A buyer willing to do direct diligence rather than rely on published trend data
- A seller open to pricing built from nearby comparable sales instead of an in-building trend
- Someone specifically targeting this building regardless of current data visibility
Probably not for
- A buyer who wants amenity details and price history confirmed before considering a unit
- Someone who needs a documented days-on-market pattern to time an offer
- A seller expecting an established pricing trend to set an asking price
The market around The Armstrong Condo
The Armstrong Condo is too small for its own price trend, so here is the market around it.
In ZIP 33139, 1,034 homes are on the market and 14% are under contract — a slower corner of Miami Beach.
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not The Armstrong Condo specifically. Momentum Research analysis of MLS records.
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.
THE ARMSTRONG CONDO Market Scorecard
THE ARMSTRONG CONDO is currently a thin data market. Limited supply, a median asking price of $229,500, and homes go under contract in about 413 days.
Typical home value in the 33139 ZIP is $471,014, about 48.9% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in The Armstrong Condo
Live MLS inventory for The Armstrong 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 The Armstrong Condo listings as of 2026-09-12, 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 2025. Tap any home to ask about it.
The The Armstrong Condo buying strategy.
If we were buying in The Armstrong 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 The Armstrong Condo.
A building with no current data trail
When a condo building shows zero closings in the tracked window, it usually means one of a few things: very low turnover, limited active inventory, or listings that are moving through channels the feed does not capture as closed sales yet. Any of those is plausible here, and none of them can be confirmed from what is currently visible.
The absence of listed community amenities in the MLS data does not mean the building has none, it means agents entering listings have not populated that field, or the available listings did not include it. Anyone evaluating this building for a purchase or listing should treat the MLS snapshot as a starting point, not the full picture, and verify unit-level and building-level details directly.
The location and the amenities are priced into every listing in The Armstrong 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 little recent transaction data, the value we add is not a market report, it is direct legwork: pulling comparable sales from similar buildings nearby, confirming current amenities and condition in person, and building a pricing rationale from the ground up rather than from a stale or empty trend line.
The Armstrong 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 The Armstrong 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 The Armstrong Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Armstrong 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 The Armstrong Condo home worth?
Get a no-obligation home value based on real comparable sales in The Armstrong 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 The Armstrong Condo on the map →
Should you buy in The Armstrong Condo?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near The Armstrong Condo with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2018 (11 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.
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 MLS member average and 8 days faster, and we’ll price yours against live local 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 THE ARMSTRONG CONDO fits the bigger picture — live prices, inventory, and Momentum Scores: