Fleeman Estates
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $1,092,500, $549 per square foot, a median 102 days on market, sellers accepting 86% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $19,220 ($18,510 with the full homestead exemption).
Fleeman Estates does not have enough recent closed activity in the MLS feed to support a confident price read right now. With only a couple of transactions in the current window, any single sale can swing the picture, so we treat this as a market to watch rather than one to bank a valuation on.
For a buyer, that thin data cuts both ways: less competition and less noise, but also less certainty about what a fair offer looks like without pulling comparable sales from outside the immediate community. For a seller, it means pricing needs to lean on individual home condition and nearby comparable sales rather than a community-wide trend line.
The 60-Second Overview
Fleeman Estates market snapshot (as of September 12, 2026): the median sale price is about $1.09M ($549 per sq ft over the trailing 12 months of closed sales), and a median 102 days on market for closed sales.
Fleeman Estates sits in Miami-Dade County with a light footprint of recent MLS activity, which makes it more of a niche or emerging option in the local inventory than an established, high-volume market.
Who Fleeman Estates is best for.
Best for
- Buyers focused on a specific property rather than shared community amenities
- Buyers willing to lean on broader-area comps since community-level sales data is limited
- Sellers who can price primarily on individual home condition rather than a community trend
Probably not for
- Buyers who want an amenity-rich community as part of the purchase decision
- Buyers who need a deep pool of recent comparable sales to feel confident before offering
- Sellers expecting a fast, high-volume market with strong buyer competition
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.09M) IS the median in the snapshot above.
Windows contain 0 to 5 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.
30% of homes for sale in ZIP 33176 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 (2026-09-08).
The Fleeman Estates buying strategy.
If we were buying in Fleeman Estates 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 Fleeman Estates.
A quiet corner of the MLS
The current MLS record for Fleeman Estates shows no defined community amenities tied to active or recent listings, and only a small number of closings within the tracked window. That combination tells us the community is not being marketed or transacted at the volume of a larger, established subdivision nearby.
That is not automatically a negative. Smaller inventory can mean less price competition among buyers, and sellers with a well-prepared home may stand out simply because there are fewer alternatives on the market at any given time. It does mean both sides should expect a slower, more deliberate transaction process, with more reliance on individual home inspection and outside comps than on community-wide statistics.
The location and the amenities are priced into every listing in Fleeman Estates. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with limited recorded sales activity, the value of local, hands-on representation goes up, not down. We do not rely on a thin data feed alone — we pull comparable sales from the surrounding market, walk the property in person, and give you a grounded read on price and condition before you commit.
Fleeman Estates 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 Fleeman Estates 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 Fleeman Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Fleeman Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Fleeman Estates home worth?
Get a no-obligation home value based on real comparable sales in Fleeman Estates, 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 Fleeman Estates on the map →
Frequently Asked Questions
What is the median home price in Fleeman Estates?
How long do homes in Fleeman Estates take to sell?
Who is the best real estate agent for Fleeman Estates?
How do I find a top Miami real estate agent who knows Fleeman Estates?
Can Momentum Realty connect me with an agent for Fleeman Estates?
Should you buy in Fleeman Estates?
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 September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (28 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 local comps.
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See how FLEEMAN ESTATES fits the bigger picture — live prices, inventory, and Momentum Scores: