THE GRANDVIEW PALACE COND
Homes for Sale in North Bay Village, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
The numbers here point to a slow-moving, price-sensitive market. A median of 133 days on market is a long hold, and it tells you that pricing has to be right from day one — this is not a segment where overpriced listings correct themselves quickly through competing offers.
With a market heat score of 31 and pricing down slightly year over year (-1.2%), sellers should expect negotiation room and buyers should expect time to make a considered decision rather than a rushed one. At a median price of $395,000 and roughly $383.50 per square foot, value here is driven largely by unit condition and layout rather than by scarcity or bidding pressure.
THE GRANDVIEW PALACE COND right now
🟡 Off the recent peak. The trailing-12-month median ($395K) is down 1.2% from the prior 12 months ($400K). With about 24 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: Medium (15 and 9 sales in the two windows).
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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 GRANDVIEW PALACE COND market snapshot (as of July 20, 2026): the median sale price is about $395K ($384 per sq ft over the trailing 12 months of closed sales), and a median 133 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level miami closed sales (15 closings in the current window).
THE GRANDVIEW PALACE COND in Miami-Dade County is trading at a median of $395,000, with a longer-than-typical selling window that favors patient buyers and realistic sellers over quick turnarounds.
The setting & the homes.
Aerial and on-site photos of THE GRANDVIEW PALACE COND. Swipe to explore the community.
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THE GRANDVIEW PALACE CONDPhotos from miami listings in THE GRANDVIEW PALACE COND; content deemed reliable but not guaranteed.
Who THE GRANDVIEW PALACE COND is best for.
Best for
- Buyers who want time to compare units before committing rather than competing under pressure
- Buyers focused on price per square foot value over building amenities
- Sellers who can price realistically and hold a listing through a longer marketing period
Probably not for
- Sellers who need a quick sale within a tight timeline
- Buyers expecting a fast-moving, multiple-offer purchase process
- Buyers who prioritize on-site building amenities as a primary decision factor
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 ($395K) IS the median in the snapshot above, and the move from 2025 ($400K) IS the -1.2% one-year change.
Windows contain 9 to 59 sales each (15 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.
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.
7% of homes for sale in THE GRANDVIEW PALACE COND 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 GRANDVIEW PALACE COND Market Scorecard
THE GRANDVIEW PALACE COND is currently a balanced market., and homes go under contract in about 125 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 GRANDVIEW PALACE COND
Live MLS inventory for THE GRANDVIEW PALACE COND. 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 GRANDVIEW PALACE COND 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 2018 through 2026. Tap any home to ask about it.
The THE GRANDVIEW PALACE COND buying strategy.
If we were buying in THE GRANDVIEW PALACE COND 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 GRANDVIEW PALACE COND.
A Market Defined by Patience
The 133-day median days-on-market figure is the number that matters most here. It signals a building where listings sit, get adjusted, and eventually sell to a buyer who took the time to compare units carefully. That is a very different dynamic than a fast-clearing market, and it should shape expectations on both sides of a transaction.
A market heat score of 31 combined with a modest year-over-year price dip of 1.2% suggests conditions have cooled rather than tightened. With 15 closings in the recent window, there is enough transaction activity to establish a reliable price picture, but not so much that any one sale gets swept up in competitive urgency. No specific community amenities are identified from current MLS listings, so buyers should treat unit-level features and building condition, not shared amenities, as the primary value drivers.
The location and the amenities are priced into every listing in THE GRANDVIEW PALACE COND. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market where listings can sit for months, pricing strategy and presentation matter more than usual. Momentum tracks how this specific building has actually been trading — not a broader Miami-Dade average — so sellers price to move and buyers know what leverage they realistically have before they negotiate.
THE GRANDVIEW PALACE COND 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 GRANDVIEW PALACE COND 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 GRANDVIEW PALACE COND sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in THE GRANDVIEW PALACE COND, 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 GRANDVIEW PALACE COND home worth?
Get a no-obligation home value based on real comparable sales in THE GRANDVIEW PALACE COND, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in THE GRANDVIEW PALACE COND?
How long do homes in THE GRANDVIEW PALACE COND take to sell?
Do cash buyers compete in THE GRANDVIEW PALACE COND?
Who is the best real estate agent for THE GRANDVIEW PALACE COND?
How do I find a top North Bay Village real estate agent who knows THE GRANDVIEW PALACE COND?
Can Momentum Realty connect me with an agent for THE GRANDVIEW PALACE COND?
Should you buy in THE GRANDVIEW PALACE COND?
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 2018 (214 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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