Calusa Forest
Homes for Sale in Miami, FL
All 5,147 homes for sale in Miami, FL · median $525,000 · 189 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in Calusa Forest in Miami, FL, the most recent in August 2026. Across Miami as a whole, 1,547 homes closed in the last 12 months at a median of $550,000, 67 median days on market. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,680 ($8,960 with the full homestead exemption).
The most honest thing we can tell you about Calusa Forest right now is that the data set is thin. Our snapshot for this window shows a single closing, which is not enough activity to draw a reliable line on pricing, pace, or negotiating room. Anyone quoting you a confident market read on this community right now is working from the same limited sample we are.
That does not mean the community is inactive or undesirable, only that the current MLS record does not give us enough transactions to generalize. Our posture here is patience: watch for the next several closings before treating any single data point as a trend, and price a listing or an offer based on comparable homes and condition rather than a thin local average.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside CALUSA FOREST 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
Calusa Forest sits in Miami-Dade County, and the current MLS record for this snapshot shows only one closing in the window we track, which limits what we can responsibly say about pricing or pace here. Current listings do not identify established community amenities, so any amenity claims should be verified property by property rather than assumed community-wide.
MIAMI REALTORS sales records identify 30 homes in CALUSA FOREST that have changed hands since 2006, built between 1979 and 2014 (median 1981), with a median living area of about 2,230 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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Calusa Forest is best for.
Best for
- Buyers who are comfortable evaluating a home primarily on its own condition and a wider set of comparables rather than a local average.
- Buyers whose budget is flexible enough to be set by appraisal and comparable sales rather than a fixed community price point.
- Sellers willing to have their listing priced from broader market comparables given the limited recent closing activity here.
Probably not for
- Buyers who want a confirmed list of community amenities before making an offer.
- Buyers who need a well-documented recent price trend to feel confident in an offer strategy.
- Sellers expecting a fast, high-confidence pricing opinion based on hyper-local recent sales.
The market around Calusa Forest
Calusa Forest is too small for its own price trend, so here is the market around it.
In ZIP 33186, 209 homes are on the market and 20% are under contract — a steady corner of Miami.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33186 (Miami), 101 homes closed in the last 12 months at a median of $520K ($334/sq ft), with a median 49 days on market. Right now 74 active and 16 pending listings put supply at about 8.8 months — a buyer's market. See the live ZIP 33186 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Calusa Forest specifically. Momentum Research analysis of MLS records.
The Calusa Forest buying strategy.
If we were buying in Calusa Forest 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 Calusa Forest.
A market with too few data points to generalize
One closing in a tracking window is not a market, it is a data point. It tells us a transaction happened, but it cannot support a claim about typical price, typical time on market, or how competitive offers need to be. We would rather say that plainly than manufacture a trend out of a single sale.
The amenities picture is similarly undocumented from current listings, not necessarily absent. If a specific home you are considering advertises a pool, clubhouse access, or other features, treat that as a property-level fact to confirm directly rather than something we can confirm at the community level from this snapshot.
The location and the amenities are priced into every listing in Calusa Forest. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction data, the value we bring is discipline: pulling comparable sales from a wider radius and time frame, verifying amenity and condition claims property by property, and refusing to price a listing or an offer off a single closing. That is the kind of grounded analysis this market currently calls for.
Calusa Forest in 15 seconds.
Tools for a Calusa Forest 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 Calusa Forest sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Calusa Forest, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: August 17, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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.
Recent Developments in Calusa Forest
Development, infrastructure, retail, and school activity affecting Calusa Forest, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Schools
Nonprofit buys Lapis student housing near FIU in Sweetwater for $168.5M
The Affordable Housing Preservation Corp. bought the 21-story, 293-unit Lapis at 795 SW 110th Ave., financed with bonds issued through the Public Finance Authority. Once the bonds are repaid, FIU can take ownership at no cost, and net cash flow is planned to fund free housing scholarships for eligible students. The deal includes a payment in lieu of taxes agreement with Sweetwater.
What it may mean for the marketThe building adds a university-linked housing option with about 1,086 beds near the FIU campus, easing demand on nearby rental housing. The site is less than a mile east of Calusa Forest.
Source: Bisnow - October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 12 miles east of Calusa Forest.
Source: Bisnow - October 2026Infrastructure
Ross and Soffer drop plans for Miami International Airport hotel after FAA rejection
The developers abandoned a 451-room Westin-branded hotel on a 1.8-acre airport site after the FAA said the design created a radar blind spot, and a shorter redesign was also rejected. The county plans to end the 50-year ground lease within about a month and speed up a new request for proposals.
What it may mean for the marketA new proposal round could still bring the airport's first new hotel in over 60 years, but the timing of on-site lodging and jobs is now uncertain. The project is about 6 miles east of Calusa Forest, elsewhere in Miami-Dade County.
Source: Bisnow - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 7 miles southeast of Calusa Forest.
Source: Miami Today - 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 east of Calusa Forest.
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 7 miles east of Calusa Forest.
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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