BENT TREE SOUTH
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Bent Tree South's numbers this cycle are thin, and that matters as much as the numbers themselves. With only four closings in the window, a median price of $404,000 and median price per square foot of $468.86 should be read as a snapshot, not a trend line — a single unusual sale can move both figures more than in a community with deeper volume.
What we can say with more confidence: homes are sitting a long time (median 90.5 days on market) and the year-over-year read is down 4.9%. Paired with a market heat score of 15, that points to a buyer-favorable posture right now — sellers who price realistically and are patient will still close, but they should not expect competing offers or a fast timeline.
BENT TREE SOUTH right now
🟡 Off the recent peak. The trailing-12-month median ($404K) is down 4.9% from the prior 12 months ($425K). With about 6 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 closed sales, 12-month windows ending July 20. Confidence: Low (4 and 3 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
BENT TREE SOUTH market snapshot (as of July 20, 2026): the median sale price is about $404K ($469 per sq ft over the trailing 12 months of closed sales), and a median 91 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Pricing here runs on a wide spread rather than a single narrative — the per-square-foot figure suggests condition and finish level vary more than square footage alone would explain, so two similarly sized homes can land far apart on price.
Who BENT TREE SOUTH is best for.
Best for
- Buyers who want negotiating room and are not in a hurry to close
- Buyers focused on the home itself rather than shared community amenities
- Sellers willing to price to current, softer conditions rather than prior-year highs
Probably not for
- Sellers expecting a fast sale or multiple competing offers
- Buyers who want amenity-rich community infrastructure as part of the purchase
- Anyone relying on a single recent sale as a firm valuation benchmark, given the thin closing volume
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 ($404K) IS the median in the snapshot above, and the move from 2025 ($425K) IS the -4.9% one-year change.
Windows contain 0 to 16 sales each (4 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 2014 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.
0% of homes for sale in ZIP 33175 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 BENT TREE SOUTH buying strategy.
If we were buying in BENT TREE SOUTH 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 BENT TREE SOUTH.
A market defined by patience, not urgency
A median of 90.5 days on market is the clearest signal in this data set. It tells buyers they have room to negotiate on price, terms, or closing timeline, and it tells sellers that overpricing will simply extend an already long listing period rather than force a quick correction. Combined with a year-over-year decline of 4.9%, current owners considering a sale should treat pricing conversations as data-driven, not aspirational.
No community amenities are identified from current MLS listings, so buyers evaluating Bent Tree South are pricing the home and lot itself rather than a shared clubhouse, pool, or recreation package. That keeps the comparison honest: value here is tied to the individual property's condition and layout, not to amenity overhead baked into the price.
The location and the amenities are priced into every listing in BENT TREE SOUTH. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only four recent closings, pulling the right comparables takes more judgment than formula — we look past the headline median to the actual condition, size, and terms behind each closed sale so pricing advice for a buyer or seller here is grounded in specifics, not a thin average.
BENT TREE SOUTH 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 BENT TREE SOUTH 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 BENT TREE SOUTH sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BENT TREE SOUTH, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BENT TREE SOUTH home worth?
Get a no-obligation home value based on real comparable sales in BENT TREE SOUTH, 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 BENT TREE SOUTH?
How long do homes in BENT TREE SOUTH take to sell?
Do cash buyers compete in BENT TREE SOUTH?
Who is the best real estate agent for BENT TREE SOUTH?
How do I find a top real estate agent who knows BENT TREE SOUTH?
Can Momentum Realty connect me with an agent for BENT TREE SOUTH?
Should you buy in BENT TREE SOUTH?
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 2014 (66 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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See how BENT TREE SOUTH fits the bigger picture — live prices, inventory, and Momentum Scores: