MEDIAN SALE PRICE
$850K
trailing 90d
MEDIAN $/SF
$637
per sqft
ACTIVE INVENTORY
12
for sale
SOLD VS. ORIGINAL ASK
94.5%
NEW95.4% of final list
DAYS TO CONTRACT
55
NEW84 to close
MARKET PULSE
0.08
Buyer's market
MEDIAN SALE PRICE OVER TIME
MARKET PULSE
belle-meade-west
BUYER'S ADVANTAGE
Today 0.08 · Miami 0.17
MARKET SUMMARY · 12 MONTHS
| Median sale price | $850K | |
| Median $/SF | $637 | |
| Median days on market | 93 | |
| Total sales (12mo) | 14 | |
| New listings (12mo) | 28 | |
| Sold ÷ original ask NEW | 94.5% | |
| Sold ÷ final list price NEW | 95.4% | |
| Sold below original ask NEW | 79% | |
| Median days to contract NEW | 55 | |
| Median days to close NEW | 84 | |
| How buyers paid NEW | 57% cash · 43% fin. · 0% n/d | |
| Months of supply | — | 10.3 |
| Sale-to-just-value COUNTY | — | 1.28× |
| Owner-occupied COUNTY | — | 56.8% |
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.
TIME TO SELL · LISTING TO CLOSING
NEW55
days, listing → contract
27
days, contract → closing
84
days, listing → closing
| Single-family · 10 | 38 days to contract · 66 to close · 95.8% of original ask |
How long homes took to go under contract
Medians of 14 closed sales, Nov 2025 – Oct 2026. Days are counted from the listing date.
HOW BUYERS PAID
NEW57%
cash share of disclosed sales
Financing reported on 100% of sales (14 of 14).
Cash: paid entirely in cash. Financed: any mortgage or loan, including a mix of cash and loan. Not disclosed: payment method not reported, or reported only as “Other” / 1031 exchange. 14 closed sales of homes, Nov 2025 – Oct 2026.
WHAT LISTING SITES CAN'T SEE PUBLIC RECORDS · RECORDED DEEDS
56.8%
Owner-occupied (homestead) COUNTY
1.28×
Sale-to-just-value ratio COUNTY
37.8%
Homes sold, 10-yr COUNTY
+0.9%
Appreciation YTD · $/SF COUNTY CLOSED SALES
Appreciation YTD compares the median price per square foot of closed sales so far this year against the same period last year. Price per square foot rather than median price, because a median price moves with which homes sold — over this span South Beach ran +1.9% on median price but −4.3% per square foot. Effective tax rate: modeling in progress — the county roll carries no millage field, so we show “—” rather than an estimate.
CONDO BUILDINGS IN BELLE MEADE WEST
Most active buildings by for-sale inventory · full building directory →
Monthly market report for Belle Meade West → · Miami-Dade County market →
MARKET NARRATIVE
The for-sale market in Belle Meade West, Miami, is carrying 12 active listings this week at a median list price of $927,500. Fresh supply arrived over the past month — 3 new listings — against 1 pending sales, putting the market pulse at 0.08, a buyer's market. Homes are taking a median of 93 days on market. For context, Miami runs at a 0.17 pulse. If inventory keeps outpacing contracts, buyers gain room to negotiate.
Generated from this week's snapshot · every figure cited appears on this page
FREQUENTLY ASKED · BELLE MEADE WEST
How much do homes cost in Belle Meade West?
The median sale price in Belle Meade West is $850K over the trailing 90 days, and the median list price is $927,500.
Is Belle Meade West a buyer's or seller's market?
Belle Meade West is currently a buyer's market. Its market pulse — pending sales divided by active listings — is 0.08; readings at or above 0.60 favor sellers and below 0.40 favor buyers.
How many homes are for sale in Belle Meade West?
There are 12 active for-sale listings in Belle Meade West as of snapshot 2026-W45, updated weekly.
How long do homes take to sell in Belle Meade West?
Homes in Belle Meade West spend a median of 93 days on market.
What is the price per square foot in Belle Meade West?
The median list price per square foot in Belle Meade West is $637.
What share of Belle Meade West homes are owner-occupied?
About 56.8% of homes in surrounding Miami-Dade County are owner-occupied (homestead), per public property records — the county-level figure is shown because homestead data isn't published at the neighborhood level.
How often do homes sell in Belle Meade West?
About 37.8% of homes in surrounding Miami-Dade County have changed hands over the past decade — roughly 3.8% per year — based on qualified arm's-length sales in public deed records. The county figure is shown because deed-level turnover isn't computed at the neighborhood level.
How long do homeowners typically own in Belle Meade West?
Homeownership in Miami-Dade County skews long-term: only about 38% of homes had a qualified sale in the past decade, so roughly 62% of owners have held 10+ years, per public deed records.
How much housing inventory does Belle Meade West have?
Belle Meade West has about 10.3 months of supply — active for-sale listings divided by the average monthly pace of closed sales over the trailing 12 months. Below roughly six months typically favors sellers; above it favors buyers.
Every figure above appears elsewhere on this page · snapshot 2026-W45.