1st Addn To Royal Oaks
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $950,000, $273 per square foot, a median 39 days on market, sellers accepting 90% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $16,710 ($16,000 with the full homestead exemption).
With only three closings in the current window, 1st Addn to Royal Oaks is a thin-data market — the median price of $950,000 and median price per square foot of $273.46 are directional, not statistical certainties. A single large or heavily updated home can swing these numbers more than in a higher-volume community, so treat both figures as a starting point for conversation rather than a fixed benchmark.
A median 39 days on market suggests homes here are not moving instantly, but they are not sitting stale either — this reads as a market where correctly priced listings find buyers within about a month, while anything off on price or condition can drift longer. For sellers, that argues for pricing to the data rather than testing the ceiling. For buyers, it means there is usually a short window to evaluate a listing seriously before it goes under contract, but rarely so short that a considered decision is impossible.
Nearby homes for sale
No active listings inside 1ST ADDN TO ROYAL OAKS right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
1st Addn To Royal Oaks market snapshot (as of September 12, 2026): the median sale price is about $950K ($273 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales.
In ZIP 33016, 162 homes closed in the last 12 months at a median of $477K ($325/sq ft), up 2.4% year over year, with a median 39 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 31 homes in 1ST ADDN TO ROYAL OAKS that have changed hands since 2013, built between 1986 and 2008 (median 1989), with a median living area of about 2,987 sq ft and a typical 4-bedroom, 3-bath layout; 100% 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.
This is a small, low-volume segment of the market where the per-square-foot figure ($273.46) matters more than the headline median, since it normalizes for the wide variation in home size that can occur when only a handful of sales define the picture.
Who 1st Addn To Royal Oaks is best for.
Best for
- A buyer targeting a price point near the $950,000 median who has already budgeted for condition-driven variation in cost.
- A buyer comfortable evaluating a property on its own merits rather than leaning on a deep pool of recent comparables.
- A seller with a well-maintained or updated home who wants pricing benchmarked to the current per-square-foot figure.
Probably not for
- A buyer who wants a community with established, listed amenities such as a clubhouse or pool as a decision factor.
- A buyer who needs a high-volume comparable-sales history to underwrite an offer with confidence.
- A seller expecting rapid turnover — the median 39-day timeline is moderate, not fast.
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 ($950K) IS the median in the snapshot above.
Windows contain 0 to 8 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 2013 through 2026. Deemed reliable but not guaranteed.
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 1st Addn To Royal Oaks buying strategy.
If we were buying in 1st Addn To Royal Oaks 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 1st Addn To Royal Oaks.
Reading a Thin Market Correctly
The current MLS snapshot shows no community amenities identified — no clubhouse, pool, or gated feature attached to these listings. That does not necessarily mean the community lacks them; it means the data available to us does not surface any, so buyers evaluating lifestyle features should confirm directly rather than assume based on price point alone.
At a median of $950,000 and $273.46 per square foot, this is a market where condition and finish level likely explain more of the price spread than location alone. With only three closings feeding the numbers, an appraiser or a buyer's agent doing a serious comparable analysis will want to look one or two sales beyond this immediate window to build a confident opinion of value.
The location and the amenities are priced into every listing in 1st Addn To Royal Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, the difference between a fair price and an overreach often comes down to who is pulling the comparables and how far back they are willing to look. We build the case file — condition-adjusted comps, price-per-square-foot trends, and realistic days-on-market expectations — before a number goes on paper, whether you are listing or making an offer.
1st Addn To Royal Oaks 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 1st Addn To Royal Oaks 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 1st Addn To Royal Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 1st Addn To Royal Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your 1st Addn To Royal Oaks home worth?
Get a no-obligation home value based on real comparable sales in 1st Addn To Royal Oaks, 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 1st Addn To Royal Oaks?
How long do homes in 1st Addn To Royal Oaks take to sell?
Who is the best real estate agent for 1st Addn To Royal Oaks?
How do I find a top real estate agent who knows 1st Addn To Royal Oaks?
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Should you buy in 1st Addn To Royal Oaks?
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 2013 (38 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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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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