CHARLESTOWNE
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Charlestowne's median sits at $605,000 with a median price per square foot of $349.75, and the math there points to a market where condition and finish level do most of the work in setting value rather than any single standout feature. With only seven closings in the current window, the sample is thin enough that a couple of well-appointed or dated sales can swing the median meaningfully — treat the number as directional, not a hard ceiling or floor.
A median days-on-market of 61 and a market heat score of 39 both describe a slower-moving, buyer-patient environment rather than a competitive scramble. The 21% year-over-year change is notable, but with closings this limited, it likely reflects the mix of what sold as much as a broad repricing of the community. Sellers should price to the comparable condition, not the headline percentage, and buyers have room to negotiate on terms and timeline.
CHARLESTOWNE right now
🟢 Still climbing. The trailing-12-month median ($605K) is up 21.0% from the prior 12 months ($500K). 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: Medium (7 and 7 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
CHARLESTOWNE market snapshot (as of July 20, 2026): the median sale price is about $605K ($350 per sq ft over the trailing 12 months of closed sales), and a median 61 days on market for closed sales. The trailing-12-month median is up 21% from the prior 12 months, computed from record-level miami closed sales (7 closings in the current window).
Charlestowne is a lower-volume corner of the Miami-Dade market, where limited recent closings mean pricing is set more by individual home condition than by a tight, well-established comp set.
Who CHARLESTOWNE is best for.
Best for
- Buyers comfortable pricing off a limited comp set with guidance rather than a dense sales history
- Buyers who can move without urgency and want negotiating room on price or terms
- Sellers with a well-maintained or updated home who can price to condition rather than chase a trend line
Probably not for
- Buyers who want a large, recent comp set before making a decision
- Sellers expecting a fast, high-competition sale given the current pace
- Buyers specifically seeking a community with an established shared 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 ($605K) IS the median in the snapshot above, and the move from 2025 ($500K) IS the +21.0% one-year change.
Windows contain 1 to 13 sales each (7 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.
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 33186 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 CHARLESTOWNE buying strategy.
If we were buying in CHARLESTOWNE 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 CHARLESTOWNE.
Reading a thin data set
Seven closings is not enough to establish a firm price curve, so the $605,000 median and the $349.75 per-square-foot figure should be read as a snapshot rather than a trend line. Two or three homes with different levels of updating can move both numbers by a meaningful margin, which is worth remembering whether you're pricing a listing or building an offer.
The 61-day median days-on-market and a market heat score of 39 both suggest homes here are not moving on urgency. That gives buyers time to do real diligence and gives sellers a reason to lean on presentation and pricing discipline rather than assuming quick, competitive offers. No community amenities are identified from current MLS listings, so any lifestyle draw here is coming from the home and its immediate setting rather than a shared amenity package.
The location and the amenities are priced into every listing in CHARLESTOWNE. 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 comes down to how carefully the available comps are read. We pull every recent sale and active listing in Charlestowne, weigh it against actual condition and finish level, and give you a number you can defend — not a headline median applied blindly to your specific home.
CHARLESTOWNE 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 CHARLESTOWNE 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 CHARLESTOWNE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in CHARLESTOWNE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your CHARLESTOWNE home worth?
Get a no-obligation home value based on real comparable sales in CHARLESTOWNE, 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 CHARLESTOWNE on the map →
Frequently Asked Questions
What is the median home price in CHARLESTOWNE?
How long do homes in CHARLESTOWNE take to sell?
Do cash buyers compete in CHARLESTOWNE?
Who is the best real estate agent for CHARLESTOWNE?
How do I find a top real estate agent who knows CHARLESTOWNE?
Can Momentum Realty connect me with an agent for CHARLESTOWNE?
Should you buy in CHARLESTOWNE?
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 (83 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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