Courts at Tuscany West
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Courts at Tuscany West in FL has 4 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $502,500, $300 per square foot, a median 76 days on market, sellers accepting 97% of original asking (-5% versus the prior year). Homes listed or recently sold were built 2006–2006; 3 of 3 report an HOA (median $145/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $8,840 ($8,130 with the full homestead exemption).
Homes For Sale Right Now in Courts at Tuscany West
Live MLS inventory for Courts at Tuscany West. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Courts at Tuscany West listings as of 2026-10-18, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 through 2026. Tap any home to ask about it.
With only four closings in the current window, Courts at Tuscany West is a thin-data market — the median price of $502,500 and median price per square foot of $299.62 are directional, not statistical certainties. Treat any single comp here with caution and lean on a broker who can pull the underlying files rather than the headline number alone.
A median 76 days on market paired with a year-over-year price move of -2.4% points to a market that is not moving with urgency. Sellers who price against last year's numbers are likely to sit; buyers who come in with a documented, patient offer have room to negotiate rather than compete.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Courts at Tuscany West right now
🟡 Off the recent peak. The trailing-12-month median ($502K) is down 5.2% from the prior 12 months ($530K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 7 sales in the two windows).
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· Updated October 20, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Courts at Tuscany West market snapshot (as of September 20, 2026): the median sale price is about $502K ($300 per sq ft over the trailing 12 months of closed sales), and a median 76 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
In ZIP 33186, 588 homes closed in the last 12 months at a median of $560K ($332/sq ft), down 0.7% year over year, with a median 44 days on market. Right now 166 active and 58 pending listings — a balanced market. See the live ZIP 33186 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 37 homes in COURTS AT TUSCANY WEST that have changed hands since 2017, built between 2006 and 2006 (median 2006), with a median living area of about 1,670 sq ft and a typical 3-bedroom, 2.5-bath layout; 92% are townhomes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Courts at Tuscany West is trading at a median of $502,500 on a small handful of recent closings, with pricing running close to $300 per square foot and a slight year-over-year pullback.
The setting & the homes.
Aerial and on-site photos of Courts at Tuscany West. Swipe to explore the community.
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Courts at Tuscany West
Courts at Tuscany West
Courts at Tuscany WestPhotos from MIAMI MLS listings in Courts at Tuscany West; content deemed reliable but not guaranteed.
Who Courts at Tuscany West is best for.
Best for
- A buyer comfortable with a longer marketing timeline and willing to negotiate given the -2.4% year-over-year trend
- A buyer targeting a purchase price near the $502,500 median who does not need amenity-driven decision points
- An investor or move-up buyer who can evaluate a property on its own condition rather than relying on a deep comp set
Probably not for
- A buyer who needs a fast close in a market currently running a median 76 days on market
- A buyer who is prioritizing on-site community amenities as a deciding factor, since none are identified from current listings
- A seller expecting to price against last year's levels without adjusting for the recent softening
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($502K) IS the median in the snapshot above, and the move from 2025 ($530K) IS the -5.2% one-year change.
Windows contain 0 to 10 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 through 2026. Deemed reliable but not guaranteed.
29% of homes for sale in ZIP 33186 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Courts at Tuscany West Market Scorecard
Courts at Tuscany West is currently a balanced market., a median asking price of $530,000, and homes go under contract in about 85 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The Courts at Tuscany West buying strategy.
If we were buying in Courts at Tuscany West 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 Courts at Tuscany West.
A market defined by small numbers
Four closings is not enough volume to draw firm conclusions about condition premiums, unit mix, or where the next sale will land — it is enough to say the market is quiet. The median price per square foot near $300 gives a rough benchmark, but with so few data points a single higher-end renovation or a distressed sale can swing the median more than it would in a deeper market.
The median 76-day marketing period suggests homes here are not moving on the first showing weekend. That is consistent with a slight year-over-year price softening of -2.4%, which reads less as a broad correction and more as a market absorbing whatever inventory comes to it slowly. No community amenities are identified from current MLS listings, so buyers should confirm directly what, if anything, is included before assuming pool, gate, or clubhouse access.
The location and the amenities are priced into every listing in Courts at Tuscany West. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, the publicly available comps only tell part of the story. We pull the full closed-file history, not just what is showing as active or recently sold, so pricing conversations are grounded in more than four data points.
Courts at Tuscany West in 15 seconds.
Tools for a Courts at Tuscany West 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 Courts at Tuscany West sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Courts at Tuscany West, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Courts at Tuscany West home worth?
Get a no-obligation home value based on real comparable sales in Courts at Tuscany West, 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 Courts at Tuscany West on the map →
Recently off market in COURTS AT TUSCANY WEST
Homes in COURTS AT TUSCANY WEST that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 12958 SW 135th St · off market
| Location | Miami-Dade County, FL · ZIP 33186 |
|---|---|
| Sale prices, last 12 months | $502,500 median across 4 closed sales · $300 per sq ft · -5.2% vs the prior 12 months |
| Days on market (closed sales) | 76 median |
| For sale right now | 4 active, 1 pending · median asking $530,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Courts at Tuscany West key facts,” movewithmomentum.com/neighborhoods/courts-at-tuscany-west, data as of September 20, 2026.
Just listed in Courts at Tuscany West
The newest homes for sale in Courts at Tuscany West right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 12956 SW 134Th Ter $525,000 · 3 bd · 3 ba · 1,733 sq ft · 37 days on market Courtesy of Compass Florida, LLC
- 12923 SW 135Th Ter $535,000 · 3 bd · 3 ba · 1,670 sq ft · 85 days on market Courtesy of The Katsikos Group, Inc.
- 12990 SW 133Rd Ter $507,000 · 3 bd · 3 ba · 1,733 sq ft · 104 days on market Courtesy of Luxe Properties
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Courts At Tuscany West Right Now (3)
All 3 active and pending Courts At Tuscany West listings with a detail page, newest first, refreshed twice a day from the MLS.
- 12956 SW 134th Ter · $525,000 · 3 bd / 3 ba · listed Sep 16, 2026 · listed by Compass Florida, LLC
- 12923 SW 135th Ter · $535,000 · 3 bd / 3 ba · listed Jul 23, 2026 · listed by The Katsikos Group, Inc.
- 12990 SW 133rd Ter · $507,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Luxe Properties
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What it really costs to own in Courts at Tuscany West
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $9,781/yr across 3 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $145/month across 3 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2006 across 3 listings. An original roof here would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,118/month (tax $815, HOA $145, insurance $158). An estimate from the sources above, not a quote.
Email me new listings in Courts at Tuscany West
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Courts at Tuscany West
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Courts at Tuscany West will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Courts at Tuscany West?
How long do homes in Courts at Tuscany West take to sell?
Who is the best real estate agent for Courts at Tuscany West?
How do I find a top Miami real estate agent who knows Courts at Tuscany West?
Can Momentum Realty connect me with an agent for Courts at Tuscany West?
Should you buy in Courts at Tuscany West?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 18, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2017 (43 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.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how COURTS AT TUSCANY WEST fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Courts at Tuscany West
- Home values · What homes in Courts at Tuscany West actually sell for
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