55+ Community · North Bay Village, FL
The Grandview Palace North Bay Village, FL Homes For Sale & Real Estate
The Grandview Palace, North Bay Village, FL, is a 55+ community in Miami-Dade County with 34 homes for sale right now. The Grandview Palace is an age-restricted 55+ community in North Bay Village, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA).
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The Grandview Palace Market at a Glance
Live MLS · Updated Oct 12, 2026
- Active Inventory
- 34
- New Listings (30d)
- 3
- Pending Sales
- 0
- Median List Price
- $450,000
- Closed Sales (September)
- 2
- Months of Inventory
- 22.7
- Avg Days on Market
- 233
Residential MLS data for The Grandview Palace, updated nightly. View full market reports →
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Market Overview
The Grandview Palace real estate market
There are 34 active listings for sale in The Grandview Palace right now. The median list price is $450,000, or about $437 per square foot. Listings span $319,888 to $600,000, so there is inventory across most budgets. Homes are averaging 233 days on market. These figures update from the MLS as the market moves.
The Grandview Palace Market Stats
MLS data updated October 9, 2026- Active Listings
- 34
- Median List Price
- $450,000
- Median $/Sq Ft
- $437
- Avg Days on Market
- 233
- Price Range
- $319,888 to $600,000
Frequently Asked Questions
- How many homes are for sale in The Grandview Palace?
- There are 34 active listings for sale in The Grandview Palace right now, and these counts update from the MLS as homes come on the market and go under contract. Prices cluster fairly closely, with the top of the market about 1.9 times the entry level. Ask us to set up a search alert and you will see new The Grandview Palace listings the day they reach the market.
- What is the median home price in The Grandview Palace?
- The median list price in The Grandview Palace is $450,000, or roughly $437 per square foot. The median is the midpoint of what is currently listed, so about half of The Grandview Palace homes ask more and half ask less, within a broader range of $319,888 to $600,000. The median sits near the middle of that range, so The Grandview Palace inventory is spread fairly evenly rather than bunched at one end. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in The Grandview Palace cover?
- Homes for sale in The Grandview Palace currently range from about $319,888 at the entry level to $600,000 at the top of the market. That spread reflects unit size, floor, and finish level across the condos and townhomes here, with the median list price around $450,000. The spread is tight, which usually points to a consistent housing stock rather than a mix of sizes and eras. Tell us your budget and must-haves and we will send the The Grandview Palace listings that actually fit.
- How long do homes take to sell in The Grandview Palace?
- Homes in The Grandview Palace are averaging 233 days on market, measured from the day a listing goes live to the day it goes under contract. That is a slow pace, so sellers here should expect to price carefully and buyers often have time to compare before committing. Days on market in The Grandview Palace also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
- Is The Grandview Palace a 55+ community?
- Yes. The Grandview Palace is an age-restricted, 55-and-over active adult community, which generally means at least one resident per home must be 55 or older and the community is built around an active adult lifestyle. These communities usually pair lower-maintenance homes with amenities such as a clubhouse, pool, fitness center, and a full social calendar. Rules on age, occupancy, leasing, and pets are set by the HOA and vary, so confirm the current governing documents for The Grandview Palace before you write an offer.
- Are there waterfront homes in The Grandview Palace?
- Yes. The Grandview Palace includes waterfront homes with canal, lake, or Intracoastal frontage.
About The Grandview Palace
The Grandview Palace, North Bay Village, FL, is a 55+ community in Miami-Dade County with 34 homes for sale right now. The Grandview Palace is an age-restricted 55+ community in North Bay Village, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $345,000 to $405,000. At least one resident per home must be 55 or older. Pure Equity lists homes in The Grandview Palace and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Homes & Architecture
Homes for sale in The Grandview Palace
Homes for sale in The Grandview Palace offer 2 bedrooms and 2 baths. Floor plans span roughly 1,005 to 1,360 square feet. The mix here includes condo and land homes. Current prices run from $319,888 to $600,000.
Schools
Schools near The Grandview Palace
Homes for sale in The Grandview Palace are typically zoned for the North Bay Village public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Miami-Dade school district before you buy.
- Elementary School
- Treasure Island
- Middle School
- Miami Beach Nautilus
- High School
- Miami Beach
Map
Where The Grandview Palace is in North Bay Village
Centred on the homes listed and recently sold in The Grandview Palace.
Market & Value
The Grandview Palace market and home values
The The Grandview Palace real estate market reads best through the community's own recent activity, not a county-wide average. The median list price in The Grandview Palace is around $450,000, or roughly $437 per square foot. That sits about 25% below the Miami-Dade County median, which shows where The Grandview Palace lands in the local market. Recent asking prices have run from $319,888 to $600,000, so the home you choose within The Grandview Palace matters as much as the community average. Homes here have recently taken about 233 days to go under contract, a useful gauge of how quickly the The Grandview Palace market is moving. For pricing an offer or a listing, comparable sales within The Grandview Palace carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in The Grandview Palace so you work from real numbers, not an estimate.
How It Compares
The Grandview Palace compared to nearby North Bay Village communities
The Grandview Palace sits 3 of 7 on median price among these North Bay Village communities. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Treasure Island | 11 | $1,500,000 | $930 | 155 |
| Eloquence On The Bay | 8 | $892,500 | $653 | 137 |
| The Grandview Palace this page | 34 | $450,000 | $437 | 233 |
| Treasures On The Bay Ii C | 9 | $294,000 | $315 | 73 |
| Kennedy House | 15 | $255,000 | $276 | 186 |
| Bayshore Yacht & Tennis C | 20 | $234,500 | $445 | 303 |
| North Bay Villas | 8 | $222,500 | $290 | 110 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is The Grandview Palace right for you?
It helps to know who The Grandview Palace tends to suit before you tour. As an age-restricted community, The Grandview Palace fits active adults, downsizers, and seasonal residents who want a lock-and-leave home and a full social calendar. At least one resident usually needs to meet the age requirement, so confirm the specific age rule and any younger-spouse provision before you buy. On price, The Grandview Palace lands in the middle of the market, a common fit for move-up buyers and full-time residents. Whether The Grandview Palace is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in The Grandview Palace
Waterfront homes here offer canal, lake, or Intracoastal frontage, and some sites include private dockage. As an age-restricted community, The Grandview Palace centers on an active adult lifestyle, with amenities and a social calendar built for residents 55 and over.
Location
The Grandview Palace location
The Grandview Palace is located in North Bay Village, part of Miami-Dade County, Florida. Residents are close to the shopping, dining, schools, and parks of the North Bay Village area, with the wider job centers, beaches, and airports of the region within driving distance.
Buying in The Grandview Palace
Buying a home in The Grandview Palace
The buying process in The Grandview Palace is the one used across Miami-Dade County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Ask for the association's governing documents, budget, and reserve study before you write an offer. Association fees, any club or membership costs, and rules on rentals, pets, and leasing vary by community and materially affect the true cost of ownership. Property taxes factor into the monthly payment: the median annual property tax in Miami-Dade County is about $3,516. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows North Bay Village means you see new listings in The Grandview Palace the day they reach the market.
Selling in The Grandview Palace
Selling a home in The Grandview Palace
Selling a home in The Grandview Palace starts with pricing it correctly for current conditions. List prices in The Grandview Palace currently center around $450,000, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Buyers in an association community also want to see the HOA or condo docs, the reserve study, and any pending or special assessments up front, so having those ready before you list avoids delays once you are under contract. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for The Grandview Palace owners in North Bay Village, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your The Grandview Palace home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in The Grandview Palace.
Listing agents and seller representation in The Grandview Palace
Thinking about selling in The Grandview Palace? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Buyers currently hold leverage in The Grandview Palace, so pricing and presentation carry more weight than they would in a hot market. Homes that are prepared properly and priced against real closed sales still sell; the ones testing an optimistic number are the ones that sit. Homes here are averaging about 233 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving The Grandview Palace. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: what a listing marketing plan should include · selling when you owe more than the house is worth
Realtors and real estate agents serving The Grandview Palace
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in The Grandview Palace is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: how a flood zone affects your home value · does a busy street lower your home value? · selling in a difficult situation
Buyer's agents in The Grandview Palace
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in The Grandview Palace, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Miami-Dade County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · handling multiple offers · the inspection response, and how to handle it
Buying Instead?
Search The Grandview Palace with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in The Grandview Palace?
Ask any listing agent you interview two questions. Which homes have they closed near The Grandview Palace, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $450,000 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Miami-Dade County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in The Grandview Palace?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in The Grandview Palace, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in The Grandview Palace?
You are not legally required to use one, but most buyers in The Grandview Palace do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Miami-Dade County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up The Grandview Palace property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Miami-Dade County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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