The Leeward
Condos for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
There is not enough current MLS activity at The Leeward to point to a price trend, a typical days-on-market figure, or an amenity package with any confidence. That in itself is useful information: this is a building where inventory turns over quietly, and a buyer or seller working here should expect to lean on a broker who tracks off-market chatter and closed history rather than a live board of comparable listings.
For a seller, thin current inventory can work in your favor if you price to the building's true condition and don't assume a public listing count will do the marketing for you. For a buyer, it means you should not expect a wide set of active choices to compare side by side right now — patience and a broker who will flag a listing the moment it surfaces matter more here than in a building with constant turnover.
The 60-Second Overview
The Leeward Condo sits in Miami-Dade County, but current MLS data does not show enough active listings to establish a price pattern or a documented amenity set — evaluating this building right now means going property by property rather than relying on aggregate stats.
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 Leeward Condo is best for.
Best for
- A buyer who has already toured the building or knows a specific unit and wants a broker to verify the numbers before offering.
- An investor comfortable commissioning a closed-sales pull and building-document review before committing.
- A seller who wants a targeted, relationship-driven marketing approach rather than relying on portal traffic alone.
Probably not for
- A buyer who wants to compare several active listings in the building side by side right now.
- Anyone who needs a documented amenity list or price range confirmed before they will even consider a tour.
- A buyer on a tight timeline who cannot wait for off-market inventory to surface.
The market around The Leeward Condo
The Leeward Condo is too small for its own price trend, so here is the market around it.
In ZIP 33161, 2 homes are on the market and 50% are under contract — a fast-moving corner of .
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are condominium.
ZIP and county figures describe the wider market, not The Leeward Condo specifically. Momentum Research analysis of MLS records.
Recent Developments in The Leeward Condo
Development, infrastructure, retail, and school activity affecting The Leeward 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 project is about 3 miles northeast of The Leeward Condo, elsewhere in Miami-Dade County.
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 project is about 2 miles northeast of The Leeward Condo, elsewhere in Miami-Dade County.
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 project is about 4 miles northeast of The Leeward Condo, elsewhere in Miami-Dade County.
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 4 miles north of The Leeward 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 northeast of The Leeward 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 5 miles northeast of The Leeward 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.
The The Leeward Condo buying strategy.
If we were buying in The Leeward 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 Leeward Condo.
A building with thin current data
When a building shows no meaningful listing activity in the MLS feed, it usually means one of two things: turnover is genuinely low, or the units that do trade move through relationships and off-market channels before they ever hit a public search. Either way, a buyer relying only on portal listings will see an incomplete picture of what The Leeward actually offers and what units there have recently sold for.
Because we cannot confirm amenities, unit mix, or pricing from current MLS records, any decision here should start with a direct property-level review — building documents, recent closed sales pulled from county records, and a walk-through of the specific unit in question. Treat generic online summaries of this building with skepticism until that groundwork is done.
The location and the amenities are priced into every listing in The Leeward Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building like The Leeward, where the public MLS feed does not tell the full story, the value of a broker shows up in the legwork: pulling closed sales history directly, checking building financials and any pending assessments, and reaching out to listing agents and association contacts before a unit is publicly marketed. We do that work rather than asking you to make a decision off a thin data set.
The Leeward 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 Leeward 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 Leeward 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 Leeward 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 Leeward Condo home worth?
Get a no-obligation home value based on real comparable sales in The Leeward 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 Leeward Condo on the map →
Should you buy in The Leeward Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (7 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 your area 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 LEEWARD CONDO fits the bigger picture — live prices, inventory, and Momentum Scores:
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.