Villas at South Beach Con
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
The most honest thing we can tell you about Villas at South Beach right now is that the data set is thin. Our snapshot shows a single closing in the current window, which is not enough transaction volume to establish a reliable price trend or a typical days-on-market figure for the community. Anyone quoting you a confident number on this community right now is guessing beyond what the MLS actually supports.
That thinness cuts both ways. For a seller, it means your listing will likely set (or reset) the comp for whoever prices next, so presentation and pricing strategy matter more than usual. For a buyer, it means you should not assume a prior sale here tells you much about what the next unit will trade for. This is a community where a walk-through comparison against nearby closed sales, not a headline stat, has to do the heavy lifting.
Nearby homes for sale
No active listings inside VILLAS AT SOUTH BEACH CON right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Villas at South Beach is a condominium community in Miami-Dade County with very limited recent resale activity, which means current pricing and pace-of-sale conclusions should be treated as provisional rather than settled. No community amenities are currently documented in active MLS listings, so amenity questions are best answered directly with the association or a unit tour rather than assumed.
MIAMI REALTORS sales records identify 7 homes in VILLAS AT SOUTH BEACH CON that have changed hands since 2019, built between 1996 and 1996 (median 1996), with a median living area of about 1,280 sq ft and a typical 2-bedroom, 2.5-bath layout. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 Villas at South Beach Con is best for.
Best for
- A buyer comfortable verifying amenities and association details directly rather than relying on MLS summaries
- A seller willing to price thoughtfully knowing their listing may become the primary comparable
- A buyer or investor who wants to evaluate a specific unit on its own merits rather than a community-wide trend
Probably not for
- A buyer who wants a well-documented, multi-sale price history before making a decision
- A buyer who needs a published amenity list to compare against other communities upfront
- A seller expecting a fast, high-volume comparable set to justify an aggressive list price
The market around Villas at South Beach Con
Villas at South Beach Con is too small for its own price trend, so here is the market around it.
In ZIP 33139, 1,060 homes are on the market and 14% are under contract — a slower corner of .
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33139, 697 homes closed in the last 12 months at a median of $800K ($765/sq ft), up 2.1% year over year, with a median 95 days on market. Right now 495 active and 79 pending listings — a buyer's market. See the live ZIP 33139 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Villas at South Beach Con specifically. Momentum Research analysis of MLS records.
The Villas at South Beach Con buying strategy.
If we were buying in Villas at South Beach Con 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 Villas at South Beach Con.
A market with too few data points to summarize
With only one closing recorded in the current window, Villas at South Beach does not yet have the transaction depth to generate a meaningful median price trend, a typical time-on-market figure, or a clear read on how the community is pacing against the broader Miami-Dade condo market. That is not a red flag on its own, it is simply a signal to slow down and verify details unit by unit rather than lean on aggregate statistics that do not exist yet.
The listing data also does not surface a documented amenity package for the community. That does not mean the community lacks amenities, it means the current MLS records available to us do not itemize them. Anyone evaluating a specific unit here should confirm amenities, association rules, and any fees directly against the condo documents rather than assuming a standard package.
The location and the amenities are priced into every listing in Villas at South Beach Con. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction history, the value we add is not reciting a market stat, it is knowing which nearby closings are actually comparable, what to ask a condo association before you write an offer, and how to price a listing so it does not sit as the lone data point buyers distrust.
Villas at South Beach Con 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 Villas at South Beach Con 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 Villas at South Beach Con sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas at South Beach Con, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas at South Beach Con home worth?
Get a no-obligation home value based on real comparable sales in Villas at South Beach Con, 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 Villas at South Beach Con on the map →
Should you buy in Villas at South Beach Con?
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 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (13 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.
Recent Developments in Villas At South Beach Con
Development, infrastructure, retail, and school activity affecting Villas At South Beach Con, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 3 miles west of Villas At South Beach Con.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 3 miles west of Villas At South Beach Con.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is less than a mile northwest of Villas At South Beach Con.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 4 miles northwest of Villas At South Beach Con.
Source: Florida YIMBY - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 4 miles west of Villas At South Beach Con.
Source: Local 10 News - 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 site is about 1 mile north of Villas At South Beach Con.
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.
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Common questions about Villas at South Beach Con
Where is Villas at South Beach Con?
Villas at South Beach Con is a community in Miami-Dade County, Florida, ZIP 33139.
Are there homes for sale in Villas at South Beach Con right now?
No active listings inside Villas at South Beach Con at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Villas at South Beach Con have an HOA or CDD?
No HOA is on record for Villas at South Beach Con in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Villas at South Beach Con with Momentum Realty’s local guides.
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.