Fleeman Heights
Homes for Sale in North Miami Beach, FL
All 248 homes for sale in North Miami Beach, FL · median $472,500 · 113 homes for sale in 33162 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Fleeman Heights in North Miami Beach, FL has 2 homes for sale. As of November 2026, the MLS records 1 closed sale in Fleeman Heights in North Miami Beach, FL, the most recent in July 2026. Across North Miami Beach as a whole, 67 homes closed in the last 12 months at a median of $289,000, 90 median days on market, with 112 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $5,080 ($4,370 with the full homestead exemption).
Last 30 days in Fleeman Heights: 1 new listing (median asking $499,000). As of November 11, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
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.
MIAMI REALTORS sales records identify 83 homes in FLEEMAN HEIGHTS that have changed hands since 2006, built between 1951 and 2014 (median 1952), with a median living area of about 1,240 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
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
The market around Fleeman Heights
Fleeman Heights is too small for its own price trend, so here is the market around it.
In ZIP 33162, 162 homes are on the market and 14% are under contract — a slower corner of North Miami Beach.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33162 (North Miami Beach), 45 homes closed in the last 12 months at a median of $475K ($380/sq ft), with a median 63 days on market. Right now 64 active and 12 pending listings put supply at about 17.1 months — a soft market. See the live ZIP 33162 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Fleeman Heights specifically. Momentum Research analysis of MLS records.
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 2026-11-11, 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 2026 through 2026. Tap any home to ask about it.
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.
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?
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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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See how FLEEMAN HEIGHTS fits the bigger picture — live prices, inventory, and Momentum Scores: