ALMENDARES
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Almendares is a thin-data market right now — the current snapshot is built on just 5 closings, so treat the $525,000 median as a directional marker rather than a settled price point. At a median of $406.02 per square foot, pricing here is tied closely to condition and size rather than any shared amenity package, since none is identified in current MLS listings.
The median 142 days on market is the number that matters most for strategy. That is a slow clearing pace, which tells sellers to price on the conservative side and expect negotiation, and tells buyers there is room to make an offer that reflects condition rather than chase a listing price.
The 60-Second Overview
ALMENDARES market snapshot (as of July 20, 2026): the median sale price is about $525K ($406 per sq ft over the trailing 12 months of closed sales), and a median 142 days on market for closed sales.
Almendares is a Miami-Dade community currently trading on a small number of closings, with pricing that runs on a per-square-foot basis rather than any built-in amenity draw.
Who ALMENDARES is best for.
Best for
- Buyers focused on the underlying home rather than shared community amenities, since none are currently identified.
- Buyers with flexibility on timeline who can negotiate patiently against a median days-on-market above four months.
- Sellers prepared to price a listing on its specific condition and square footage rather than assume a fast-moving comp market.
Probably not for
- Buyers who want a deep, frequently-traded comparable set to lean on before making an offer.
- Sellers expecting a quick closing timeline given the current 142-day median days-on-market.
- Buyers specifically shopping for a community with an established amenity package.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($525K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (5 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.
0% of homes for sale in ZIP 33168 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 (2026-07-18).
The ALMENDARES buying strategy.
If we were buying in ALMENDARES 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 ALMENDARES.
A market defined by patience, not scarcity
With only 5 closings in the current window, Almendares does not offer the kind of deep comparable set that makes pricing straightforward. The $525,000 median and $406.02 median price per square foot give a starting reference, but with this few data points, individual condition, updates, and lot specifics will move a given home's value more than the broad median will predict.
The 142-day median days-on-market figure is the clearest signal in this snapshot. That is a longer runway than a fast-moving market would show, which means homes here are not moving on urgency — they are moving when price and condition align. No community amenities are identified from current MLS listings, so whatever draws a buyer to a specific home is likely the property itself, not a shared clubhouse, pool, or gate.
The location and the amenities are priced into every listing in ALMENDARES. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A small closings count and a 142-day median days-on-market mean Almendares rewards a pricing strategy built on the specific home, not a generic comp sheet. We price against actual condition and size, not against a shaky market average, and we tell sellers upfront when a listing needs a repositioning strategy to move faster than the current pace suggests.
ALMENDARES in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 ALMENDARES 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 ALMENDARES sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ALMENDARES, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ALMENDARES home worth?
Get a no-obligation home value based on real comparable sales in ALMENDARES, 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 ALMENDARES on the map →
Frequently Asked Questions
What is the median home price in ALMENDARES?
How long do homes in ALMENDARES take to sell?
Do cash buyers compete in ALMENDARES?
Who is the best real estate agent for ALMENDARES?
How do I find a top real estate agent who knows ALMENDARES?
Can Momentum Realty connect me with an agent for ALMENDARES?
Should you buy in ALMENDARES?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (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 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 member average and 8 days faster, and we’ll price yours against live your area comps.
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