Enclave Waterside Villas
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
The number that stands out here is the price-per-square-foot relative to the median price: at $403.64 per square foot against a $222,000 median, these are compact units carrying a per-foot cost more typical of larger, higher-priced product. That combination usually points to smaller floor plans rather than a discount opportunity, and it means the per-foot math deserves more attention than the headline price when comparing this community to others nearby.
With only three closings in the current window, this is a thin dataset — enough to establish a directional price and a pace, but not enough to call a trend. A median 61-day time on market suggests these units are not moving instantly, but the small sample means one or two future sales could shift that number meaningfully. Treat the current snapshot as a starting point for negotiation, not a fixed benchmark.
The 60-Second Overview
Enclave Waterside Villas is a small-scale villa community in Miami-Dade County where recent activity has been limited enough that pricing and pace should be read as directional rather than definitive.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Enclave Waterside Villas is best for.
Best for
- Buyers targeting a lower entry price point in Miami-Dade who are comfortable with a smaller unit footprint
- Buyers willing to negotiate on time-on-market data rather than expecting instant competition for a listing
- Buyers who plan to verify amenities and unit specifics directly rather than relying on a documented amenity list
Probably not for
- Buyers who want a large, well-established sales history to benchmark price before making an offer
- Buyers prioritizing a documented, on-site amenity package as part of the purchase decision
- Buyers seeking maximum square footage per dollar rather than a lower total purchase price
The market around Enclave Waterside Villas
Enclave Waterside Villas is too small for its own price trend, so here is the market around it.
In ZIP 33141, 606 homes are on the market and 16% are under contract — a slower corner of .
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not Enclave Waterside Villas specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in ENCLAVE WATERSIDE VILLAS
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
The Enclave Waterside Villas buying strategy.
If we were buying in Enclave Waterside Villas 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 Enclave Waterside Villas.
A thin market that rewards close attention
The current MLS picture for Enclave Waterside Villas is built on a small number of closings, which changes how a buyer or seller should use the data. A median price of $222,000 and a median of $403.64 per square foot are both real, but with only three transactions behind them, either figure can move with the next sale or two. This is not a community where you can point to a wide, stable price band — you're working with a narrow, recent snapshot.
The per-foot figure is the detail worth sitting with. It runs higher than the median price alone would suggest, which typically means the inventory here consists of smaller units where the per-foot cost carries more weight than it would in a larger single-family product. A median 61-day market time indicates these listings are not selling on day one, giving buyers some room to negotiate and sellers a reason to price with the comparable data in hand rather than an assumption. Community amenities are not documented in current MLS listings, so anything beyond the physical unit needs to be confirmed directly rather than assumed from the listing sheet.
The location and the amenities are priced into every listing in Enclave Waterside Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recent closings, the value of local, transaction-level knowledge goes up, not down. We pull the underlying comps ourselves, verify what's actually included with a unit since the amenity picture isn't spelled out in current listings, and price or negotiate off real, recent data rather than a thin average — which matters more here than in a community with a deeper sales history.
Enclave Waterside Villas 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 Enclave Waterside Villas 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 Enclave Waterside Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Enclave Waterside Villas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Enclave Waterside Villas home worth?
Get a no-obligation home value based on real comparable sales in Enclave Waterside Villas, 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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Should you buy in Enclave Waterside Villas?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2019 (15 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 ENCLAVE WATERSIDE VILLAS fits the bigger picture — live prices, inventory, and Momentum Scores:
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.