Eighth
Homes for Sale in Miami Lakes, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $920,000, $374 per square foot, a median 69 days on market, sellers accepting 84% of original asking (-11% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $16,190 ($15,470 with the full homestead exemption).
The number that anchors this pocket of Royal Oaks is the price per square foot, sitting at $392 against a median sale price of $960,000. That combination points to homes with genuine size and lot value doing the work, rather than a market driven by cosmetic upgrades or a flood of new inventory.
A median of 69 days on market is a real signal here: this is not a snap-it-up-in-a-weekend community. Pricing has to be right from day one, and buyers who move deliberately are not likely to lose out to a bidding war. With only a handful of closings in the most recent window, treat any single sale as a data point, not a trend line — get a current comp pull before you anchor on the median.
Eighth right now
🔴 Off the recent peak. The trailing-12-month median ($920K) is down 11.1% from the prior 12 months ($1.04M) and up 150% since 2012. With about 3 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 12. Confidence: Low (4 and 3 sales in the two windows).
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Updated September 12, 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
Eighth market snapshot (as of September 12, 2026): the median sale price is about $920K ($374 per sq ft over the trailing 12 months of closed sales), and a median 69 days on market for closed sales. The trailing-12-month median is down 11% from the prior 12 months and up 150% since 2012, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
EIGHTH ADDN TO ROYAL OAKS is a small, established section of the broader Royal Oaks area in Miami-Dade County, where pricing sits well above six figures and turnover is limited enough that each sale meaningfully moves the numbers.
Who Eighth is best for.
Best for
- Buyers with a budget in the high six figures who want an established, low-turnover pocket of Miami-Dade
- Buyers comfortable with a longer search-and-decide timeline rather than a fast-moving bidding process
- Buyers prioritizing the home and lot itself over shared community amenities
Probably not for
- Buyers who want on-site amenities like a pool, clubhouse, or gated recreation package
- Buyers who need a quick close and are not prepared for a market that can run past two months
- Buyers working with a tight budget well under the community's price point
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($920K) IS the median in the snapshot above, and the move from 2025 ($1.04M) IS the -11.1% one-year change.
Windows contain 0 to 7 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 2012 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
35% of homes for sale in ZIP 33016 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 (2026-09-08).
The Eighth buying strategy.
If we were buying in Eighth 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 Eighth.
What the numbers are really saying
Since 2012, values in this community are up 161%, a long-run trajectory that reflects sustained demand for this stretch of Miami-Dade rather than a short-term spike. That kind of multi-year gain usually means the housing stock here has held its value through multiple market cycles, not just the recent run-up.
No community amenities are identified in current MLS listings, which tells you the value proposition is the location and the lot itself, not a clubhouse or gated package. Buyers should expect to evaluate homes on their own merits — condition, size, and site — rather than shared community infrastructure.
The location and the amenities are priced into every listing in Eighth. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Eighth buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.1). Basis: Long-Term Appreciation +150% since 2012; Recent Direction -11.1% year-over-year; Pricing Power 84.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only a few closings in the recent window and a median day-on-market north of two months, pricing this community well requires a current, hyperlocal read rather than a generic county-wide comp. We track the actual listings moving here in real time so sellers price to the true market and buyers know when a 69-day sit is a pricing problem versus simply how this pocket trades.
Eighth in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Eighth 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 Eighth sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Eighth, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Eighth home worth?
Get a no-obligation home value based on real comparable sales in Eighth, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Eighth?
How long do homes in Eighth take to sell?
Have Eighth home prices gone up?
Who is the best real estate agent for Eighth?
How do I find a top Miami Lakes real estate agent who knows Eighth?
Can Momentum Realty connect me with an agent for Eighth?
Should you buy in Eighth?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (45 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?
You just read the data. Now see what your home is worth.
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 EIGHTH ADDN TO ROYAL OAKS fits the bigger picture — live prices, inventory, and Momentum Scores: