Grand Lakes
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 428 townhomes for sale in Miami · 65 homes for sale in 33185 · 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, Grand Lakes in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 12 recorded sales closed at a median of $521,500, $280 per square foot, a median 71 days on market, sellers accepting 94% of original asking (-4% 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 $9,170 ($8,460 with the full homestead exemption).
Last 30 days in Grand Lakes: 1 new listing (median asking $534,900), 1 under contract right now. 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.
Grand Lakes is pricing on a per-square-foot basis right now, with the median sitting at $518,000 and price per square foot at $268.56. That combination points to a market where condition and finish level are doing most of the work on value, not scarcity or bidding pressure.
A median of 81 days on market and a market heat score of 10 both describe a slow-moving, buyer-patient environment. With only 9 closings in the current window and prices down 5.3% year over year, sellers here need to price to the comp, not to hope, and buyers have room to negotiate on terms and timeline.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Grand Lakes right now
🟡 Off the recent peak. The trailing-12-month median ($522K) is down 4.3% from the prior 12 months ($545K). With about a dozen 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: Medium (12 and 8 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
Grand Lakes market snapshot (as of September 20, 2026): the median sale price is about $522K ($280 per sq ft over the trailing 12 months of closed sales), and a median 71 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level MIAMI MLS closed sales (12 closings in the current window).
In ZIP 33185 (Miami), 155 homes closed in the last 12 months at a median of $715K ($323/sq ft), down 0.1% year over year, with a median 58 days on market. Right now 51 active and 15 pending listings — a balanced market. See the live ZIP 33185 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 363 homes in GRAND LAKES that have changed hands since 2005, built between 2003 and 2013 (median 2004), with a median living area of about 2,426 sq ft and a typical 4-bedroom, 3-bath layout; 70% 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.
Grand Lakes is trading at a median of $518,000 with a slower pace of sale than an active market would show, which tells buyers there is time to evaluate and sellers there is little room for stretch pricing.
Who Grand Lakes is best for.
Best for
- Buyers who want negotiating leverage and are not on a tight closing deadline
- Buyers focused on value per square foot who are comfortable evaluating condition-driven pricing
- Sellers prepared to price at or near the current median rather than chase last year's numbers
Probably not for
- Sellers expecting a quick sale at a premium above recent comps
- Buyers who need a high-volume comp set to feel confident in an offer
- Anyone relying on year-over-year price growth to justify the purchase
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 ($522K) IS the median in the snapshot above, and the move from 2025 ($545K) IS the -4.3% one-year change.
Windows contain 0 to 14 sales each (12 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 2013 through 2026. Deemed reliable but not guaranteed.
8% of homes for sale in ZIP 33194 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).
Grand Lakes Market Scorecard
Grand Lakes is currently a balanced market., a median asking price of $540,000, and homes go under contract in about 0 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 Grand Lakes
Live MLS inventory for Grand Lakes. 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 Grand Lakes listings as of 2026-10-20, 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 2013 through 2026. Tap any home to ask about it.
The Grand Lakes buying strategy.
If we were buying in Grand Lakes 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 Grand Lakes.
A market where patience sets the price
With 81 median days on market, homes in Grand Lakes are not moving on urgency. That number reflects a community where buyers can take the time to inspect, compare, and negotiate rather than compete on speed. Paired with a market heat score of 10, the current posture favors buyers on process, not just price.
The year-over-year figure of -5.3% and a thin closings window of 9 sales mean the comp set here is small and moving in a softer direction. That is not a reason to avoid the community, but it is a reason to lean on current, local data rather than last year's numbers when setting an offer or a list price.
The location and the amenities are priced into every listing in Grand Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, with only 9 closings to reference, pricing strategy has to be built off the right comps and current per-square-foot data, not general assumptions. We track the median, the price per square foot, and days on market in Grand Lakes directly so you are negotiating from what is actually happening now, not what happened a year ago.
Grand Lakes in 15 seconds.
Tools for a Grand Lakes 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 Grand Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Grand Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Grand Lakes home worth?
Get a no-obligation home value based on real comparable sales in Grand Lakes, 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 GRAND LAKES
Homes in GRAND LAKES 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. 4 on record.
- 14909 SW 8th Ter · off market
- 14946 SW 9th Way · off market
- 14964 SW 8 Ln · off market
- 14970 SW 9th Ter · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33185, 33194 |
|---|---|
| Sale prices, last 12 months | $521,500 median across 12 closed sales · $280 per sq ft · -4.3% vs the prior 12 months |
| Days on market (closed sales) | 71 median |
| For sale right now | 1 active, 2 pending · median asking $540,000 |
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 2013 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Grand Lakes key facts,” movewithmomentum.com/neighborhoods/grand-lakes, data as of September 20, 2026.
Every Home for Sale in Grand Lakes Right Now (2)
All 2 active and pending Grand Lakes listings with a detail page, newest first, refreshed twice a day from the MLS.
- 894 SW 149th Ct · $534,900 · 4 bd / 3 ba · listed Oct 19, 2026 · listed by Realty Way, LLC.
- 15064 SW 8th Ln · $530,000 · 3 bd / 3 ba · pending · listed Jul 22, 2026 · listed by First Way Realty Services Inc
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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 11 Street (10 homes on record)
- SW 151 Place (10 homes on record)
- SW 9Th Terrace (9 homes on record)
- SW 22 Street (9 homes on record)
- SW 149Th Court (7 homes on record)
- SW 11Th Street (6 homes on record)
- SW 10 Street (6 homes on record)
- SW 151St Place (6 homes on record)
- SW 151St Place (6 homes on record)
- SW 149 Avenue (6 homes on record)
- SW 150Th Avenue (6 homes on record)
- SW 9Th Lane (5 homes on record)
Recent Developments in Grand Lakes
Development, infrastructure, retail, and school activity affecting Grand Lakes, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 5 miles east of Grand Lakes.
Source: Florida YIMBY - 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 site is about 6 miles southeast of Grand Lakes.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 5 miles east of Grand Lakes.
Source: Florida YIMBY - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The site is about 2 miles north of Grand Lakes.
Source: Hoodline - 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 6 miles southeast of Grand Lakes.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 2 miles south of Grand Lakes.
Source: Miami Today
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.
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Frequently Asked Questions
What is the median home price in Grand Lakes?
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Where is Grand Lakes, and what county is it in?
Should you buy in Grand Lakes?
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 20, 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 2013 (99 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 Grand Lakes
- Home values · What homes in Grand Lakes actually sell for