Calusa Forest
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 166 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, the MLS records 23 closed sales in Calusa Forest in Miami, FL since 2013, the most recent in August 2026. Across Miami as a whole, 7 homes closed in the last 12 months at a median of $570,000, 63 median days on market, with 32 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,030 ($9,310 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.
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, 233 homes are on the market and 29% are under contract — a steady corner of Miami.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33186 (Miami), 588 homes closed in the last 12 months at a median of $560K ($332/sq ft), down 0.7% year over year, with a median 44 days on market. Right now 166 active and 58 pending listings — a balanced 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.
Homes For Sale Right Now in Calusa Forest
Live MLS inventory for Calusa Forest. 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 Calusa Forest listings as of 2026-08-17, 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 2013 through 2026. Tap any home to ask about it.
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.
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 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.
What is your Calusa Forest home worth?
Get a no-obligation home value based on real comparable sales in Calusa Forest, 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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Should you buy in Calusa Forest?
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: August 17, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (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.
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 October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The project is about 7 miles southeast of Calusa Forest, elsewhere in Miami-Dade County.
Source: Miami Today - 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 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 9 miles northeast of Calusa Forest, 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 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 - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 11 miles east of Calusa Forest, elsewhere in Miami-Dade County.
Source: The Real Deal
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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See how CALUSA FOREST fits the bigger picture — live prices, inventory, and Momentum Scores:
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Common questions about Calusa Forest
Where is Calusa Forest?
Calusa Forest is a community in Miami, Miami-Dade County, Florida, ZIP 33186.
Are there homes for sale in Calusa Forest right now?
Yes — 0 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Calusa Forest have an HOA or CDD?
No HOA is on record for Calusa Forest in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Every Home for Sale in Calusa Forest Right Now (1)
All 1 active and pending Calusa Forest listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10615 SW 129th Ct · $875,000 · 4 bd / 4 ba · pending · listed Aug 8, 2026 · listed by Luxe Properties
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Miami guides & data
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- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 130Th Avenue (5 homes on record)
- SW 129Th Court (5 homes on record)
- SW 129Th Place (5 homes on record)
- SW 129 Court (4 homes on record)
- SW 130 Avenue (3 homes on record)
- SW 129 Place (2 homes on record)
- SW 104Th Terrace (1 homes on record)
Nearby Communities
Explore more neighborhoods near Calusa Forest with Momentum Realty’s local guides.
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.