MEDIAN SALE PRICE
$675K
▲ 4.7% YoY
MEDIAN $/SF
$420
▼ 1.2% YoY
ACTIVE INVENTORY
21
for sale
DAYS ON MARKET
70
▲ 14 days YoY
MONTHS OF SUPPLY
10.5
active ÷ 30d sales
MARKET PULSE
0.52
Slight seller's
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
bel-aire
BALANCED MARKET
Today 0.52 · Cutler Bay 0.25
MARKET SUMMARY · 12 MONTHS
| Median sale price | $675K | |
| Median $/SF | $420 | |
| Median days on market | 70 | |
| Total sales (12mo) | 2 | |
| New listings (12mo) | 6 | |
| Sold ÷ list price | 98.8% | |
| Sold below list | 100% | |
| Sale-to-just-value | — | — |
| Owner-occupied | — | — |
TIER HEALTH
Price-tier breakdown is published only for markets with 30+ active for-sale listings, so each tier's median clears the min-sample threshold (§2.2b · §7.4). This market reports at the summary level above.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
—
Owner-occupied (homestead)
—
Sale-to-just-value ratio
—
Homes sold, 10-yr
—
Effective tax rate
Median holding period & effective tax rate: modeling in progress — no levy or mortgage field in the county deed records yet, so we show “—” rather than an estimate.
MARKET NARRATIVE
The for-sale market in Bel Aire, Cutler Bay, is carrying 21 active listings this week at a median list price of $695,000. Fresh supply arrived over the past month — 5 new listings — against 11 pending sales, putting the market pulse at 0.52, a balanced market. Homes are taking a median of 70 days on market. For context, Cutler Bay runs at a 0.25 pulse. If pending demand holds near this level, sellers keep the upper hand.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · BEL AIRE
How much do homes cost in Bel Aire?
The median sale price in Bel Aire is $675K over the trailing 90 days, and the median list price is $695,000.
Is Bel Aire a buyer's or seller's market?
Bel Aire is currently a balanced market. Its market pulse — pending sales divided by active listings — is 0.52; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Bel Aire?
There are 21 active for-sale listings in Bel Aire as of snapshot 2026-W32, updated weekly.
How long do homes take to sell in Bel Aire?
Homes in Bel Aire spend a median of 70 days on market.
What is the price per square foot in Bel Aire?
The median list price per square foot in Bel Aire is $420.
Are home prices in Bel Aire rising or falling?
The median sale price in Bel Aire is $675K, up 4.7% year over year and the median price per square foot is down 1.2%. Figures compare the trailing 90 days to the same period a year earlier.
How much housing inventory does Bel Aire have?
Bel Aire has about 10.5 months of supply — active for-sale listings divided by the most recent 30 days of closed sales. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W32.