Cosar Sub
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-07-20, 3 recorded sales closed at a median of $710,000, $390 per square foot, a median 196 days on market, sellers accepting 94% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,490 ($11,780 with the full homestead exemption).
COSAR SUB is a thin market. With only three closings in the current window, the $710,000 median and the $390.43 per-square-foot figure are useful directional markers, not statistically deep ones — a single unusual sale can move both numbers meaningfully. Treat the price point as a starting reference for conversation, not a fixed benchmark.
The median days on market, just under 200, tells the real story here: homes in this community are not moving quickly, and pricing discipline matters more than usual. For a seller, that means condition and presentation carry more weight than in faster-moving pockets of Miami-Dade. For a buyer, it means there is room to negotiate and less pressure to move on the first showing.
The 60-Second Overview
Cosar Sub market snapshot (as of July 20, 2026): the median sale price is about $710K ($390 per sq ft over the trailing 12 months of closed sales), and a median 196 days on market for closed sales.
COSAR SUB is a small, low-transaction-volume community in Miami-Dade County where recent activity is limited to a handful of closings — enough to establish a price level, but not enough to call a trend.
Who Cosar Sub is best for.
Best for
- Buyers focused on a specific property in COSAR SUB who are prepared to evaluate it on its own merits rather than by neighborhood averages
- Sellers with a well-maintained home who can be patient with a longer marketing period given the median days-on-market here
- Buyers comfortable operating in a higher price band, given the $710,000 median, without needing entry-level pricing
Probably not for
- Buyers who want a deep pool of recent comparable sales to validate pricing before making an offer
- Sellers who need a quick sale, given the typical days-on-market running close to 200
- Buyers seeking confirmed community amenities, since none are currently identified in MLS listings
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 MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($710K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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 Cosar Sub buying strategy.
If we were buying in Cosar Sub 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 Cosar Sub.
Reading a thin market correctly
Three closings is not a lot of data, and that changes how you should use the numbers. The median price of $710,000 and per-square-foot figure of $390.43 reflect whatever mix of homes happened to sell in this window — condition, size, and lot could vary widely between them. Anyone comparing a specific listing to these figures should look at the individual property closely rather than assume it should land near the median.
The median days on market sitting close to 200 is the more reliable signal, since time-on-market tends to be less distorted by a small sample than price. It suggests homes here sit for a while before finding a buyer, which is typical in lower-volume communities where inventory turns over infrequently. No community amenities are identified from current MLS listings, so buyers weighing lifestyle features should verify directly rather than assume anything based on the address alone.
The location and the amenities are priced into every listing in Cosar Sub. 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 comparable-sales work has to be done carefully rather than pulled from a template. We look at the actual homes behind the numbers, verify condition and features listing by listing, and price or negotiate based on what is really there — not on a median built from three data points.
Cosar Sub 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 Cosar Sub 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 Cosar Sub sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cosar Sub, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cosar Sub home worth?
Get a no-obligation home value based on real comparable sales in Cosar Sub, 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 Cosar Sub?
How long do homes in Cosar Sub take to sell?
Do cash buyers compete in Cosar Sub?
Who is the best real estate agent for Cosar Sub?
How do I find a top real estate agent who knows Cosar Sub?
Can Momentum Realty connect me with an agent for Cosar Sub?
Should you buy in Cosar Sub?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (12 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.
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 MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how COSAR SUB fits the bigger picture — live prices, inventory, and Momentum Scores: