Miami Lakes - Lake Sandra
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $525,000, $325 per square foot, a median 6 days on market, sellers accepting 100% of original asking (-6% 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 $9,240 ($8,520 with the full homestead exemption).
Lake Sandra's numbers this cycle come from a thin slice of the market — three closings — so treat the trendline as directional, not definitive. What it shows: a median price of $525,000 against a median of $324.91 per square foot, with homes moving in a median of just 6 days. That pace says demand is there for the right listing; the year-over-year pull-back of 6.2% says pricing power has softened from where it was.
For a seller, the read is simple: price to the current comp set, not last year's number, and expect a quick answer if the home is presented well. For a buyer, the 6-day median days on market means you need to be ready to move before a property has time to sit — there is little room to negotiate on a well-priced, well-condition home here.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Miami Lakes - Lake Sandra right now
🟡 Off the recent peak. The trailing-12-month median ($525K) is down 6.2% from the prior 12 months ($560K). With about 2 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
Miami Lakes - Lake Sandra market snapshot (as of September 20, 2026): the median sale price is about $525K ($325 per sq ft over the trailing 12 months of closed sales), and a median 6 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
In ZIP 33016, 160 homes closed in the last 12 months at a median of $480K ($327/sq ft), up 1.1% year over year, with a median 40 days on market. Right now 31 active and 31 pending listings — a healthy market. See the live ZIP 33016 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 23 homes in MIAMI LAKES - LAKE SANDRA that have changed hands since 2011, built between 1981 and 1981 (median 1981), with a median living area of about 1,569 sq ft and a typical 3-bedroom, 2-bath layout; 96% 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.
Lake Sandra is a Miami Lakes pocket where recent activity has been limited to a small number of transactions, making each closing a meaningful data point rather than noise in a larger trend.
Who Miami Lakes - Lake Sandra is best for.
Best for
- A buyer who has done rate and lender pre-approval and can act within days of a listing going live.
- A seller focused on Miami Lakes who wants to price against a tight, current comp set rather than a broad citywide trend.
- A buyer or seller comfortable that a small number of recent sales, not a large statistical pool, is driving the current pricing signal.
Probably not for
- A buyer who wants weeks to compare multiple listings before deciding — the 6-day pace works against a slow process.
- Someone who wants a large sample of recent sales to validate a price before committing.
- A buyer expecting last year's price levels; the year-over-year figure shows a step down of 6.2%.
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 ($525K) IS the median in the snapshot above, and the move from 2025 ($560K) IS the -6.2% one-year change.
Windows contain 0 to 3 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 2017 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 (2026-10-20).
Miami Lakes - Lake Sandra Market Scorecard
Miami Lakes - Lake Sandra is currently a balanced market..
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 Miami Lakes - Lake Sandra
Live MLS inventory for Miami Lakes - Lake Sandra. 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 Miami Lakes - Lake Sandra listings as of 2026-09-23, 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.
The Miami Lakes - Lake Sandra buying strategy.
If we were buying in Miami Lakes - Lake Sandra 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 Miami Lakes - Lake Sandra.
A Small Sample, Fast Clock
With only three closings feeding the current snapshot, Lake Sandra is not a high-volume corner of Miami Lakes right now. That has two implications: pricing here is set by a handful of specific homes rather than a broad curve, and a single unusual sale — a renovation, a distressed close, an oversized lot — can move the median more than it would in a deeper market.
The per-square-foot figure, just under $325, gives a cleaner read on value than the median price alone, since it strips out some of the size variation between the few homes that have traded. The 6-day median days on market suggests that when a home here is priced correctly for condition and comps, it does not linger — buyers watching this pocket should have financing and inspection logistics squared away before they write an offer, not after.
The location and the amenities are priced into every listing in Miami Lakes - Lake Sandra. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the comps you use matter more than usual — pulling three recent closings and reading them correctly takes local familiarity, not just a spreadsheet. We track Lake Sandra alongside the rest of Miami Lakes so a pricing decision or an offer strategy accounts for what is actually happening on this street, not a citywide average.
Miami Lakes - Lake Sandra in 15 seconds.
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Ask an agent about Miami Lakes - Lake SandraHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Miami Lakes - Lake SandraHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $1,500/year (about $125/month) · median of 3 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $1,500 a year ($125 a month) — the median AssociationFee across 3 MLS records, normalised to a monthly figure; most are billed annually. 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 Miami Lakes - Lake Sandra 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 Miami Lakes - Lake Sandra sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Miami Lakes - Lake Sandra, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Miami Lakes - Lake Sandra home worth?
Get a no-obligation home value based on real comparable sales in Miami Lakes - Lake Sandra, 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 Miami Lakes - Lake Sandra on the map →
| Location | Miami-Dade County, FL · ZIP 33016 |
|---|---|
| Sale prices, last 12 months | $525,000 median across 3 closed sales · $325 per sq ft · -6.2% vs the prior 12 months |
| Days on market (closed sales) | 6 median |
| For sale right now | 0 active, 1 pending |
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, “Miami Lakes - Lake Sandra key facts,” movewithmomentum.com/neighborhoods/miami-lakes-lake-sandra, data as of September 20, 2026.
Every Home for Sale in Miami Lakes Lake Sandra Right Now (1)
All 1 active and pending Miami Lakes Lake Sandra listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8350 Dundee Ter · $550,000 · 2 bd / 3 ba · pending · listed Aug 16, 2026 · listed by Miami Luxury Properties
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Recent Developments in Miami Lakes Lake Sandra
Development, infrastructure, retail, and school activity affecting Miami Lakes Lake Sandra, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 3 miles east of Miami Lakes Lake Sandra.
Source: Miami Today - 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 project is about 4 miles south of Miami Lakes Lake Sandra, elsewhere in Miami-Dade County.
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 11 miles southeast of Miami Lakes Lake Sandra.
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 8 miles south of Miami Lakes Lake Sandra.
Source: Miami Today - August 2026Market
Lakeview at NoMi opens pre-leasing with 342 units in North Miami
Integra Investments' seven-story project at 13855 NW 17th Avenue includes 342 units, 34 income-restricted and 308 workforce-priced, plus a 528-foot public linear park and about 3,160 square feet of ground-floor commercial space. The roughly $100 million build has a $65 million construction loan, with initial move-ins expected as soon as November.
What it may mean for the marketAdds 342 rental units and a public park to North Miami, expanding rental inventory at workforce price points. The site is about 3 miles east of Miami Lakes Lake Sandra.
Source: Hoodline - July 2026Development
Serenity Gardens senior housing set to break ground in Miami Gardens
Serenity Grove Venture, LLC prepared to break ground July 31 on Serenity Gardens, an eight-story building with 153 units next to Miami Gardens' Senior Family Center. Financing includes up to $45 million in multifamily mortgage revenue bonds plus $3.75 million in documentary stamp surtax funds, with amenities such as a fitness center, library, walking trails, and a pool.
What it may mean for the marketAdds an eight-story senior housing building to Miami Gardens with recreation amenities, increasing the local supply of income-restricted apartments on a long-term leased site. The project is about 3 miles northeast of Miami Lakes Lake Sandra, elsewhere in Miami-Dade County.
Source: Hoodline
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
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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: September 23, 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 (23 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 Miami Lakes - Lake Sandra
- Home values · What homes in Miami Lakes - Lake Sandra actually sell for
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