Fleeman Heights
Homes for Sale in North Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Fleeman Heights in North Miami Beach, FL has 3 homes for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $470,000, $476 per square foot, a median 14 days on market, sellers accepting 94% of original asking. Homes listed or recently sold were built 1951–1952. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $8,270 ($7,550 with the full homestead exemption).
Homes For Sale Right Now in Fleeman Heights
Live MLS inventory for Fleeman Heights. 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 Fleeman Heights listings as of 2026-09-12, 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 2015 through 2026. Tap any home to ask about it.
Fleeman Heights is trading with a median price near $490,000 and a median price per square foot of $389.68, which puts the per-foot cost at a level that suggests condition and finish are doing most of the work in setting value here, more so than lot size or extras. With only 4 closings in the current window, this is a thin dataset — enough to read direction, not enough to treat any single number as gospel.
A median of just over 16 days on market points to a market that is absorbing listings quickly when they're priced correctly. For sellers, that's a signal to price at the market rather than testing it. For buyers, it means the ones who move decisively on a well-positioned listing are the ones who win it.
The 60-Second Overview
Fleeman Heights market snapshot (as of September 12, 2026): the median sale price is about $470K ($476 per sq ft over the trailing 12 months of closed sales), and a median 14 days on market for closed sales.
Fleeman Heights is a Miami-Dade community currently showing a tight closings sample, with pricing that runs close to the $389.68-per-square-foot mark — a figure worth weighing against a home's condition and layout rather than assuming it applies evenly across every listing.
Who Fleeman Heights is best for.
Best for
- A buyer targeting a purchase near the mid-$400s to $490,000 range who is comfortable evaluating a smaller sample of recent sales
- A buyer prioritizing move-in condition and willing to weigh price per square foot closely against comparable finishes
- A buyer prepared to act quickly once a well-priced listing appears, given the fast median days-on-market
Probably not for
- A buyer who wants a long, deep comp history before making a pricing decision
- A buyer specifically shopping for confirmed on-site community amenities as a primary criterion
- A buyer who prefers a slower-paced search with extended time to compare multiple active listings side by side
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 ($470K) IS the median in the snapshot above.
Windows contain 0 to 9 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 2015 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.
21% of homes for sale in ZIP 33162 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 (2026-09-12).
FLEEMAN HEIGHTS Market Scorecard
FLEEMAN HEIGHTS is currently a thin data market. Limited supply, a median asking price of $617,000, and homes go under contract in about 18 days.
Typical home value in the 33162 ZIP is $472,329, about 69.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
The Fleeman Heights buying strategy.
If we were buying in Fleeman Heights 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 Heights.
What the numbers actually say
With a median price of $490,000 and just 4 recorded closings, Fleeman Heights doesn't yet have the transaction volume to support fine-grained conclusions about pricing trends by home type or block. What the data does support is a per-square-foot benchmark of $389.68, which buyers and sellers can use as a rough anchor when comparing a specific property's asking price to what similar-condition homes have actually closed for.
No community amenities are identified in current MLS listings, which is common in smaller or transitional inventory samples — it does not necessarily mean the area lacks them, only that they are not showing up as a listing feature in this data. Anyone evaluating a specific address here should verify amenities, HOA structure, and any community features directly rather than relying on aggregate market data for that information.
The location and the amenities are priced into every listing in Fleeman Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with a small closings sample like Fleeman Heights, the difference between a good outcome and a mediocre one often comes down to knowing which of the few recent sales are truly comparable and which aren't. We pull the underlying listing detail — condition, square footage, days on market — rather than leaning on a headline median, so pricing conversations here are grounded in the actual comps, not just the summary numbers.
Fleeman Heights 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 Heights 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 Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Fleeman Heights, 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 Heights home worth?
Get a no-obligation home value based on real comparable sales in Fleeman Heights, 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 Heights on the map →
Frequently Asked Questions
What is the median home price in Fleeman Heights?
How long do homes in Fleeman Heights take to sell?
Who is the best real estate agent for Fleeman Heights?
How do I find a top North Miami Beach real estate agent who knows Fleeman Heights?
Can Momentum Realty connect me with an agent for Fleeman Heights?
Should you buy in Fleeman Heights?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Fleeman Heights with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| 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 2015 (47 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.
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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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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