Forest Lakes Gardens
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 166 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of October 2026, Forest Lakes Gardens Sec in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $585,000, $332 per square foot, a median 63 days on market, sellers accepting 98% of original asking (+9% 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 $10,290 ($9,580 with the full homestead exemption).
Last 30 days in Forest Lakes Gardens: 1 new listing (median asking $537,000). As of October 20, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Forest Lakes Gardens Sec is trading around a $557,450 median with price per square foot near $338, but the sample behind that number is thin — just four closings in the current window. That means each sale carries real weight in the average, and a single unusually finished (or unusually dated) home can swing the read more than it would in a higher-volume market.
The bigger tell is the 81.5-day median time on market. That is not a fast-moving community right now. Pricing that reflects actual condition, not aspirational upside, is what's clearing — buyers here have room to negotiate on days on market alone, and sellers should expect that a correctly priced listing still needs patience, not urgency.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Forest Lakes Gardens right now
🟢 Still climbing. The trailing-12-month median ($585K) is up 9.3% from the prior 12 months ($535K). 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 (3 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· 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
Forest Lakes Gardens market snapshot (as of September 20, 2026): the median sale price is about $585K ($332 per sq ft over the trailing 12 months of closed sales), and a median 63 days on market for closed sales. The trailing-12-month median is up 9% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
In ZIP 33186 (Miami), 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 95 homes in FOREST LAKES GARDENS that have changed hands since 2006, built between 1997 and 1999 (median 1998), with a median living area of about 1,679 sq ft and a typical 3-bedroom, 2-bath layout; 93% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
A small, low-volume corner of the Miami-Dade resale market where price is set by condition and individual home characteristics more than by any broad amenity package or community feature — none are listed in current MLS data for this section.
Who Forest Lakes Gardens is best for.
Best for
- Buyers who want time to negotiate and aren't racing against competing offers
- Buyers who evaluate homes individually rather than relying on strong neighborhood-wide trend data
- Sellers prepared to price to current condition and allow for a longer marketing period
Probably not for
- Buyers who want a large, active comp set to validate pricing with confidence
- Sellers expecting a quick sale driven by strong recent absorption
- Buyers prioritizing established community amenities as part of the purchase decision
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 ($585K) IS the median in the snapshot above, and the move from 2025 ($535K) IS the +9.3% one-year change.
Windows contain 0 to 7 sales each (3 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.
23% of homes for sale in ZIP 33196 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).
Forest Lakes Gardens Market Scorecard
Forest Lakes Gardens is currently a balanced market., a median asking price of $629,000, and homes go under contract in about 64 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.
Homes For Sale Right Now in Forest Lakes Gardens
Live MLS inventory for Forest Lakes Gardens. 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 Forest Lakes Gardens 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 2012 through 2026. Tap any home to ask about it.
The Forest Lakes Gardens buying strategy.
If we were buying in Forest Lakes Gardens 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 Forest Lakes Gardens.
Thin Volume, Real Leverage
With only four closings feeding the current snapshot, Forest Lakes Gardens Sec should be read as a market of individual transactions rather than a smooth trend line. That's not a criticism of the neighborhood — it's a reminder that the median price and price-per-square-foot here are directional, not precise. A buyer comparing two listings a block apart may find them priced very differently for reasons that don't show up in aggregate stats: renovation status, lot condition, or how long a seller has been carrying the property.
The 81-plus day median days-on-market figure is the more actionable number. It suggests homes here aren't moving on emotion or bidding pressure — they're moving when price and condition line up for a buyer willing to do diligence. That favors buyers who take their time on inspection and negotiation, and it should push sellers toward pricing that reflects the home as it sits today, not what it might be worth after a hypothetical light remodel.
The location and the amenities are priced into every listing in Forest Lakes Gardens. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume section like this, the comps you use matter more than usual — pull the wrong four sales and you'll misprice a listing or overpay on an offer. We track the individual closings behind the median, not just the topline number, so pricing conversations here are grounded in what actually sold and why, not a generic neighborhood average.
Forest Lakes Gardens in 15 seconds.
Email me new listings in Forest Lakes Gardens
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 Forest Lakes Gardens
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Forest Lakes Gardens will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $110/month (about $1,320/yr) · median of 17 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $110 per month ($1,320 a year) — the median AssociationFee across 17 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Forest Lakes Gardens 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 Forest Lakes Gardens sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Forest Lakes Gardens, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Forest Lakes Gardens home worth?
Get a no-obligation home value based on real comparable sales in Forest Lakes Gardens, 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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Recently off market in FOREST LAKES GARDENS SEC
Homes in FOREST LAKES GARDENS SEC 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.
- 10006 SW 162nd Path · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33186, 33196 |
|---|---|
| Sale prices, last 12 months | $585,000 median across 3 closed sales · $332 per sq ft · +9.3% vs the prior 12 months |
| Days on market (closed sales) | 63 median |
| For sale right now | 1 active, 0 pending · median asking $629,000 |
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 2012 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Forest Lakes Gardens key facts,” movewithmomentum.com/neighborhoods/forest-lakes-gardens-sec, data as of September 20, 2026.
Just listed in Forest Lakes Gardens
The newest homes for sale in Forest Lakes Gardens right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 16284 SW 100Th Ter $537,000 · 3 bd · 2 ba · 1,100 sq ft · 1 day on market Courtesy of America's Best Realty Corp
- 16236 SW 100Th Ter $629,000 · 4 bd · 3 ba · 2,169 sq ft · 64 days on market Courtesy of United Real Estate Miami
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Forest Lakes Gardens Sec Right Now (2)
All 2 active and pending Forest Lakes Gardens Sec listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16284 SW 100th Ter · $537,000 · 3 bd / 2 ba · listed Oct 14, 2026 · listed by America's Best Realty Corp
- 16236 SW 100th Ter · $629,000 · 4 bd / 3 ba · listed Aug 4, 2026 · listed by United Real Estate Miami
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 162Nd Court (8 homes on record)
- SW 162Nd Place (7 homes on record)
- SW 100Th Terrace (6 homes on record)
- SW 163 Place (6 homes on record)
- SW 162 Court (6 homes on record)
- SW 102Nd Street (5 homes on record)
- SW 163Rd Avenue (5 homes on record)
- SW 102 Street (3 homes on record)
- SW 99Th Terrace (3 homes on record)
- SW 163 Court (3 homes on record)
- SW 163Rd Place (2 homes on record)
- SW 99Th Terrace (2 homes on record)
Recent Developments in Forest Lakes Gardens Sec
Development, infrastructure, retail, and school activity affecting Forest Lakes Gardens Sec, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The project is about 8 miles north of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The project is about 13 miles northeast of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 8 miles north of Forest Lakes Gardens Sec.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 13 miles northeast of Forest Lakes Gardens Sec.
Source: Local 10 News - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 13 miles northeast of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: The Real Deal - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 12 miles northeast of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Forest Lakes Gardens?
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Where is Forest Lakes Gardens, and what county is it in?
Should you buy in Forest Lakes Gardens?
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 2012 (59 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.
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More on Forest Lakes Gardens
- Home values · What homes in Forest Lakes Gardens actually sell for
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