Forest Lakes Gardens
Homes for Sale in Miami, FL
All 5,147 homes for sale in Miami, FL · median $525,000 · 155 homes for sale in 33196 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Forest Lakes Gardens Sec in Miami, FL has 2 homes for sale. As of November 2026, the MLS records 1 closed sale in Forest Lakes Gardens Sec in Miami, FL, the most recent in September 2026. Across Miami as a whole, 1,547 homes closed in the last 12 months at a median of $550,000, 67 median days on market. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,680 ($8,960 with the full homestead exemption).
Last 30 days in Forest Lakes Gardens: 1 new listing (median asking $525,000). 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.
Forest Lakes Gardens Sec is trading around a $557,450 median with price per square foot near $338, but the sample behind that number is thin — just four closings in the current window. That means each sale carries real weight in the average, and a single unusually finished (or unusually dated) home can swing the read more than it would in a higher-volume market.
The bigger tell is the 81.5-day median time on market. That is not a fast-moving community right now. Pricing that reflects actual condition, not aspirational upside, is what's clearing — buyers here have room to negotiate on days on market alone, and sellers should expect that a correctly priced listing still needs patience, not urgency.
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
A small, low-volume corner of the Miami-Dade resale market where price is set by condition and individual home characteristics more than by any broad amenity package or community feature — none are listed in current MLS data for this section.
MIAMI REALTORS sales records identify 94 homes in FOREST LAKES GARDENS that have changed hands since 2006, built between 1997 and 1999 (median 1998), with a median living area of about 1,679 sq ft and a typical 3-bedroom, 2.5-bath layout; 93% 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 Forest Lakes Gardens is best for.
Best for
- Buyers who want time to negotiate and aren't racing against competing offers
- Buyers who evaluate homes individually rather than relying on strong neighborhood-wide trend data
- Sellers prepared to price to current condition and allow for a longer marketing period
Probably not for
- Buyers who want a large, active comp set to validate pricing with confidence
- Sellers expecting a quick sale driven by strong recent absorption
- Buyers prioritizing established community amenities as part of the purchase decision
The market around Forest Lakes Gardens
Forest Lakes Gardens is too small for its own price trend, so here is the market around it.
In ZIP 33196, 162 homes are on the market and 17% are under contract — a slower corner of Miami.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33196 (Miami), 71 homes closed in the last 12 months at a median of $604K ($345/sq ft), with a median 46 days on market. Right now 63 active and 14 pending listings put supply at about 10.6 months — a buyer's market. See the live ZIP 33196 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Forest Lakes Gardens specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Forest Lakes Gardens
Live MLS inventory for Forest Lakes Gardens. 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 Forest Lakes Gardens 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 Forest Lakes Gardens buying strategy.
If we were buying in Forest Lakes Gardens 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 Forest Lakes Gardens.
Thin Volume, Real Leverage
With only four closings feeding the current snapshot, Forest Lakes Gardens Sec should be read as a market of individual transactions rather than a smooth trend line. That's not a criticism of the neighborhood — it's a reminder that the median price and price-per-square-foot here are directional, not precise. A buyer comparing two listings a block apart may find them priced very differently for reasons that don't show up in aggregate stats: renovation status, lot condition, or how long a seller has been carrying the property.
The 81-plus day median days-on-market figure is the more actionable number. It suggests homes here aren't moving on emotion or bidding pressure — they're moving when price and condition line up for a buyer willing to do diligence. That favors buyers who take their time on inspection and negotiation, and it should push sellers toward pricing that reflects the home as it sits today, not what it might be worth after a hypothetical light remodel.
The location and the amenities are priced into every listing in Forest Lakes Gardens. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume section like this, the comps you use matter more than usual — pull the wrong four sales and you'll misprice a listing or overpay on an offer. We track the individual closings behind the median, not just the topline number, so pricing conversations here are grounded in what actually sold and why, not a generic neighborhood average.
Forest Lakes Gardens in 15 seconds.
Tools for a Forest Lakes Gardens 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 Forest Lakes Gardens sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Forest Lakes Gardens, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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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.
Recent Developments in Forest Lakes Gardens Sec
Development, infrastructure, retail, and school activity affecting Forest Lakes Gardens Sec, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Coral Gables extends Art Cinema lease and moves toward Aragon Avenue expansion
The commission extended the cinema operators' lease by five years, to September 2035, and directed staff to pursue West Construction at about $1.24M for the expansion. The project converts a storefront at 240 Aragon Ave. into a 92-seat theater with a lobby and cafe. The city had earlier provided $450,000.
What it may mean for the marketThe expansion adds a cultural and cafe destination to the Miracle Mile and Aragon Avenue area downtown. The project is about 11 miles north of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The project is about 13 miles northeast of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: Bisnow - October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The project is about 8 miles north of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: Miami Today - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 8 miles north of Forest Lakes Gardens Sec.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 13 miles northeast of Forest Lakes Gardens Sec.
Source: Local 10 News - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 12 miles northeast of Forest Lakes Gardens Sec, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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