Le Montcalm Homes for Sale

Le Montcalm Condo is an age-restricted 55+ community in Sunny Isles Beach, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $480,000 to $580,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Le Montcalm and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Le Montcalm and the Sunny Isles Beach area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 3 Le Montcalm Sunny Isles Beach homes for sale as of September 2026. The median asking price is $580,000. Asking prices run from $480,000 to $1.27M.

That is 20% below the Sunny Isles Beach median of $727,000. On a per-foot basis, homes here ask about $527 per square foot, compared with $568 across Sunny Isles Beach. So the median price buys roughly 1,100 square feet of living area.

Listings here have averaged 86 days on the market. That is faster than the Sunny Isles Beach average of 198 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Le Montcalm date from 1993, so they are about 33 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Condo buyers should also know Florida's 2022 condo safety law. It requires milestone structural inspections for buildings three stories or taller as they age. It also requires a structural integrity reserve study. Before you sign, request both reports and the current reserve balance.

Le Montcalm includes waterfront homes. Waterfront lots in South Florida often sit in FEMA special flood hazard areas, where lenders require flood insurance. Before you commit, look up the address on the FEMA Flood Map Service Center and ask the seller for an elevation certificate.

Le Montcalm is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

Here is what the median Le Montcalm price means in Florida closing terms. At $580,000, a 20% down payment comes to about $116,000, leaving a loan near $464,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $1,624. Next, the intangible tax of 0.2% adds about $928. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $3,480 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Le Montcalm listings show assignments to Highland Oaks (middle) and Alonzo and Tracy Mourning (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.