The Beach Club
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
The Beach Club's numbers come from a thin slice of activity — just three closings in the current window — so the median price of $250,000 and median price per square foot of $182.77 should be read as a directional signal, not a settled market. With a sample this small, one unusual sale can shift the picture meaningfully.
The median 33 days on market suggests homes here aren't sitting for extended stretches, but again, that figure rests on very few transactions. For both buyers and sellers, the practical takeaway is the same: pull current, unit-specific comps before anchoring on these numbers alone.
The 60-Second Overview
The Beach Club market snapshot (as of July 20, 2026): the median sale price is about $250K ($183 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales.
The Beach Club is a Miami-Dade community currently showing limited MLS turnover, with pricing and pace data drawn from a small handful of recent closings rather than a deep, ongoing sales trend.
Who The Beach Club is best for.
Best for
- A buyer targeting a specific unit or floor plan who is willing to independently verify pricing and building details
- A buyer comfortable with a condition-driven purchase where per-square-foot value is the primary consideration
- An investor or buyer who does routine diligence beyond MLS remarks before committing
Probably not for
- A buyer who wants amenity details confirmed upfront from listing data alone
- A buyer who relies heavily on established multi-year price trends before deciding
- A buyer uncomfortable making decisions in a market with very limited recent sales volume
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 ($250K) IS the median in the snapshot above.
Windows contain 0 to 3 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 2013 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.
The The Beach Club buying strategy.
If we were buying in The Beach Club 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 Beach Club.
Reading a thin data market
A closings window of three is not enough to establish a reliable price trend on its own. The median price of $250,000 and median per-square-foot figure of $182.77 are useful reference points, but in a low-volume environment they can swing based on the condition, size, or floor level of whichever units happened to sell.
No community amenities were identified from current MLS listings, which may reflect how listing agents chose to describe these particular units rather than an absence of building features. Anyone evaluating this community should verify amenity details directly with the association or current listing documentation rather than relying on MLS remarks alone.
The location and the amenities are priced into every listing in The Beach Club. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like this one, the median stats only tell part of the story. We pull unit-level history, recent comparable closings, and building-specific documentation so you're not making a decision off three data points alone.
The Beach Club 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 The Beach Club 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 Beach Club sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Beach Club, 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 Beach Club home worth?
Get a no-obligation home value based on real comparable sales in The Beach Club, 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 Beach Club on the map →
Frequently Asked Questions
What is the median home price in The Beach Club?
How long do homes in The Beach Club take to sell?
Do cash buyers compete in The Beach Club?
Who is the best real estate agent for The Beach Club?
How do I find a top real estate agent who knows The Beach Club?
Can Momentum Realty connect me with an agent for The Beach Club?
Should you buy in The Beach Club?
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 2013 (12 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.
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See how The Beach Club fits the bigger picture — live prices, inventory, and Momentum Scores: