THE DECOPLAGE CONDO
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
The number that matters most at The Decoplage Condo is price per square foot, not the headline median. At $722.69 per square foot against a $457,500 median price, this is a market where unit condition and finish level do the heavy lifting on value far more than square footage or a simple price tag. Two units with similar list prices can represent very different renovation states, and that spread is the first thing to underwrite before you fall in love with a number.
A median of just over 100 days on market tells you this is not a building where sellers get their number fast. With 32 closings in the current window and a market heat score of 52, activity is steady but not urgent on either side. That posture favors buyers willing to negotiate on time and terms, and it means sellers need pricing and presentation dialed in from day one rather than counting on quick, competitive offers.
THE DECOPLAGE CONDO right now
🟡 Still climbing. The trailing-12-month median ($458K) is up 4.6% from the prior 12 months ($438K). With about 21 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: High (32 and 22 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
THE DECOPLAGE CONDO market snapshot (as of July 20, 2026): the median sale price is about $458K ($723 per sq ft over the trailing 12 months of closed sales), and a median 102 days on market for closed sales. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level miami closed sales (32 closings in the current window).
The Decoplage Condo is a Miami-Dade condominium market where price per square foot, not the median price alone, is doing most of the explaining. Year-over-year pricing is up 4.6%, a modest gain that suggests steady rather than aggressive demand.
The setting & the homes.
Aerial and on-site photos of THE DECOPLAGE CONDO. Swipe to explore the community.
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THE DECOPLAGE CONDOPhotos from miami listings in THE DECOPLAGE CONDO; content deemed reliable but not guaranteed.
Who THE DECOPLAGE CONDO is best for.
Best for
- Buyers comfortable underwriting value on a per-square-foot basis rather than sticker price alone
- Buyers with flexible timelines who can wait through a longer-than-average marketing period
- Buyers who plan to verify building amenities and condo documents directly rather than rely on assumptions
Probably not for
- Buyers who need a quick close and cannot tolerate an above-100-day sales cycle
- Buyers expecting amenity details to be confirmed by current MLS data alone
- Sellers hoping for fast, competitive multiple-offer activity in the current environment
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 ($458K) IS the median in the snapshot above, and the move from 2025 ($438K) IS the +4.6% one-year change.
Windows contain 0 to 51 sales each (32 in the current window); every figure carries its sample size. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 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.
0% of homes for sale in THE DECOPLAGE CONDO 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).
THE DECOPLAGE CONDO Market Scorecard
THE DECOPLAGE CONDO is currently a balanced market., and homes go under contract in about 132 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 THE DECOPLAGE CONDO
Live MLS inventory for THE DECOPLAGE 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 DECOPLAGE CONDO listings as of 2026-08-18, 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 2017 through 2026. Tap any home to ask about it.
The THE DECOPLAGE CONDO buying strategy.
If we were buying in THE DECOPLAGE 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 DECOPLAGE CONDO.
Reading the real price signal
At $457,500 median with a $722.69 per-square-foot figure attached, units here trend toward compact, premium-priced footprints rather than larger, lower-cost-per-foot layouts. That combination is common in condo buildings where the unit itself, not the lot or the square footage, carries the value. Buyers comparing this building to detached-home pricing elsewhere in the county need to reset their mental math around price per foot, not total price.
The 101.5-day median days-on-market is the more telling operational fact. It signals a market that rewards patience and realistic pricing over speed. Current MLS data does not identify specific building amenities for this community, so any amenity claims should be confirmed directly against the building's condo documents and current listing sheets rather than assumed from the name or reputation alone.
The location and the amenities are priced into every listing in THE DECOPLAGE CONDO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a condo market priced this heavily on a per-square-foot basis, the difference between a fair deal and an overpay often comes down to unit-level detail, not building-level averages. We pull comparable closed units, not just active listings, and we verify condition and finish before advising on offer price, so you are negotiating against real recent data rather than a stale median.
THE DECOPLAGE 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 THE DECOPLAGE 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 DECOPLAGE 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 DECOPLAGE 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 DECOPLAGE CONDO home worth?
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Recent Developments in The Decoplage Condo
Development, infrastructure, retail, and school activity affecting The Decoplage Condo, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The site is about 1 mile northwest of The Decoplage Condo.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 1 mile southwest of The Decoplage Condo.
Source: The Real Deal - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The site is about 2 miles north of The Decoplage Condo.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 2 miles northwest of The Decoplage Condo, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is about 2 miles southwest of The Decoplage Condo.
Source: The Real Deal - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 2 miles east of The Decoplage Condo, elsewhere in Miami-Dade County.
Source: The Real Deal
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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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 2017 (213 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.
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