ENCLAVE AT BLACK POINT MA
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
The number that matters most here is the year-over-year move: prices are up 9.7% with a median around $680,000, or roughly $298.57 a square foot. That is a meaningful climb, but it is built on a small sample — only 3 closings in this window — so treat the trendline as directional, not a precise valuation curve.
A median of 47 days on market alongside a market heat score of 54 points to a community that is neither rushing buyers nor sitting stale. Sellers pricing at or near the recent median have room to hold firm; buyers should expect negotiation to be more about terms and condition than about racing a bidding war.
ENCLAVE AT BLACK POINT MA right now
🟢 Still climbing. The trailing-12-month median ($680K) is up 9.7% from the prior 12 months ($620K). With about a dozen 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 (3 and 11 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
ENCLAVE AT BLACK POINT MA market snapshot (as of July 20, 2026): the median sale price is about $680K ($299 per sq ft over the trailing 12 months of closed sales), and a median 47 days on market for closed sales. The trailing-12-month median is up 10% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
Enclave at Black Point MA is trading at a median of $680,000 in Miami-Dade County, with per-square-foot pricing near $298.57 — figures shaped by a limited number of recent closings rather than a deep, continuous sales record.
Who ENCLAVE AT BLACK POINT MA is best for.
Best for
- Buyers focused on the home itself rather than shared community features, since none are currently identified in MLS data.
- Buyers with budget flexibility near the $680,000 median who are comfortable evaluating each listing on its own condition and comps.
- Sellers who can point to the recent 9.7% year-over-year appreciation to support a firm asking price.
Probably not for
- Buyers who want a long, stable sales history to benchmark price against — the current window is only 3 closings.
- Buyers prioritizing built-in recreational or shared amenities as part of the value proposition.
- Sellers needing a fast, high-volume market for a quick, high-competition sale; a heat score of 54 and 47-day median DOM suggest a steadier pace.
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 ($680K) IS the median in the snapshot above, and the move from 2025 ($620K) IS the +9.7% one-year change.
Windows contain 1 to 19 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 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.
19% of homes for sale in ZIP 33190 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 (2026-08-18).
ENCLAVE AT BLACK POINT MA Market Scorecard
ENCLAVE AT BLACK POINT MA is currently a balanced market., and homes go under contract in about 0 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in ENCLAVE AT BLACK POINT MA
Live MLS inventory for ENCLAVE AT BLACK POINT MA. 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 ENCLAVE AT BLACK POINT MA listings as of 2026-07-20, 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 2012 through 2026. Tap any home to ask about it.
The ENCLAVE AT BLACK POINT MA buying strategy.
If we were buying in ENCLAVE AT BLACK POINT MA 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 ENCLAVE AT BLACK POINT MA.
Reading a thin but rising market
With only 3 closings feeding this snapshot, every one of those sales carries outsized weight in the median. A 9.7% year-over-year gain is real, but in a low-volume market it can be nudged by a single higher- or lower-priced closing rather than a broad shift in what every home here is worth. Treat the $680,000 median and $298.57 per-square-foot figure as a useful benchmark, not a precise ceiling or floor.
The 47-day median days-on-market and a heat score of 54 together describe a market that isn't moving fast, but isn't cold either. No community amenities were identified from current MLS listings, so pricing here is likely being driven by the homes themselves — lot, layout, condition, finishes — rather than by shared recreational features. That puts more weight on a property-by-property evaluation than on a blanket community narrative.
The location and the amenities are priced into every listing in ENCLAVE AT BLACK POINT MA. 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, headline numbers can mislead as easily as they inform. We pull the underlying comps behind the median, price-per-square-foot, and days-on-market figures so you're negotiating from what actually sold recently — not from a average built on three data points.
ENCLAVE AT BLACK POINT MA 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 ENCLAVE AT BLACK POINT MA 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 ENCLAVE AT BLACK POINT MA sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ENCLAVE AT BLACK POINT MA, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ENCLAVE AT BLACK POINT MA home worth?
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Frequently Asked Questions
What is the median home price in ENCLAVE AT BLACK POINT MA?
How long do homes in ENCLAVE AT BLACK POINT MA take to sell?
Do cash buyers compete in ENCLAVE AT BLACK POINT MA?
Who is the best real estate agent for ENCLAVE AT BLACK POINT MA?
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Should you buy in ENCLAVE AT BLACK POINT MA?
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 (119 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?
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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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