THE PRESIDENTIAL 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 stands out here is price per square foot: $671.76, which is high enough to tell you this is a smaller-footprint, higher-density product where the unit itself, not the lot, carries the value. With a median price of $440,000 and only five closings in the current window, the data set is thin — enough to show direction, not enough to call a firm range. Treat any single comparable with some caution and lean on your agent to pull unit-specific history before you anchor on the median.
A 56-day median days-on-market paired with a 10% year-over-year gain reads as a market that is moving, but not fast. Sellers are getting price appreciation without needing to chase buyers with urgency-driven pricing, and buyers still have roughly two months of typical exposure to negotiate rather than bid blind. A market heat score of 48 sits at the middle of the range — this is not a seller's sprint or a buyer's clearance, it's a market where the deal terms will matter as much as the list price.
THE PRESIDENTIAL CONDO right now
🟢 Still climbing. The trailing-12-month median ($440K) is up 10.0% from the prior 12 months ($400K). With about 8 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: Low (5 and 10 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 PRESIDENTIAL CONDO market snapshot (as of July 20, 2026): the median sale price is about $440K ($672 per sq ft over the trailing 12 months of closed sales), and a median 56 days on market for closed sales. The trailing-12-month median is up 10% from the prior 12 months, computed from record-level miami closed sales (5 closings in the current window).
The Presidential Condo is trading in a tight, low-volume window where per-square-foot pricing runs well above typical single-family comparables in the county, reflecting its condo format. With few recent closings to lean on, current MLS data does not identify specific building or community amenities — buyers should confirm those directly with a listing or the association.
The setting & the homes.
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THE PRESIDENTIAL CONDOPhotos from miami listings in THE PRESIDENTIAL CONDO; content deemed reliable but not guaranteed.
Who THE PRESIDENTIAL CONDO is best for.
Best for
- A buyer looking for a condo where per-square-foot pricing reflects a smaller, efficient footprint
- A buyer or seller comfortable transacting in a lower-volume segment and willing to lean on detailed unit comps
- An investor tracking a market showing measurable year-over-year price appreciation
Probably not for
- A buyer who wants building amenities confirmed upfront — current MLS data does not identify any
- A buyer who needs a large recent-sales data set to validate pricing before writing an offer
- A buyer expecting single-family lot size or land value baked into the price per square foot
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 ($440K) IS the median in the snapshot above, and the move from 2025 ($400K) IS the +10.0% one-year change.
Windows contain 0 to 14 sales each (5 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 2014 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 PRESIDENTIAL 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 PRESIDENTIAL CONDO Market Scorecard
THE PRESIDENTIAL CONDO is currently a balanced market., and homes go under contract in about 5 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 PRESIDENTIAL CONDO
Live MLS inventory for THE PRESIDENTIAL 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 PRESIDENTIAL 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 2014 through 2026. Tap any home to ask about it.
The THE PRESIDENTIAL CONDO buying strategy.
If we were buying in THE PRESIDENTIAL 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 PRESIDENTIAL CONDO.
Pricing by the square foot, not the lot
At $671.76 per square foot against a $440,000 median price, the math points to a compact unit size rather than a discount or premium property type. That combination is typical of condo stock where the price conversation centers on layout, floor, view, and building condition rather than land or square footage alone. Buyers comparing this to house-based benchmarks elsewhere in the county need to reset expectations around what price per foot means in a vertical building.
The five-closing window this snapshot is built on is small by design of the current market, not a red flag by itself — but it does mean the median price and per-foot figure should be read as a snapshot, not a trend line carved in stone. A 10% year-over-year gain is a real signal of upward movement, but with this few transactions, one or two unit sales can move the needle more than they would in a larger, more liquid segment. Confirm recent unit-level comps before setting a list or offer price.
The location and the amenities are priced into every listing in THE PRESIDENTIAL CONDO. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume segment like this one, the difference between a good and a bad outcome often comes down to which five (or fifty) transactions your agent has actually seen. We pull unit-level history, not just the median, before we advise on price — because at this closing volume, the median alone can mislead as easily as it can inform.
THE PRESIDENTIAL 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 PRESIDENTIAL 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 PRESIDENTIAL 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 PRESIDENTIAL 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 PRESIDENTIAL CONDO home worth?
Get a no-obligation home value based on real comparable sales in THE PRESIDENTIAL 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.
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Frequently Asked Questions
What is the median home price in THE PRESIDENTIAL CONDO?
How long do homes in THE PRESIDENTIAL CONDO take to sell?
Do cash buyers compete in THE PRESIDENTIAL CONDO?
Who is the best real estate agent for THE PRESIDENTIAL CONDO?
How do I find a top Miami Beach real estate agent who knows THE PRESIDENTIAL CONDO?
Can Momentum Realty connect me with an agent for THE PRESIDENTIAL CONDO?
Should you buy in THE PRESIDENTIAL CONDO?
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 2014 (76 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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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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