Forest Lakes Gardens
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Forest Lakes Gardens Sec in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $585,000, $332 per square foot, a median 63 days on market, sellers accepting 98% of original asking (+9% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,290 ($9,580 with the full homestead exemption).
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.
Forest Lakes Gardens right now
🟢 Still climbing. The trailing-12-month median ($585K) is up 9.3% from the prior 12 months ($535K). With about 4 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 MLS closed sales, 12-month windows ending September 12. Confidence: Low (3 and 3 sales in the two windows).
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Updated September 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Forest Lakes Gardens market snapshot (as of September 12, 2026): the median sale price is about $585K ($332 per sq ft over the trailing 12 months of closed sales), and a median 63 days on market for closed sales. The trailing-12-month median is up 9% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
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.
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
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 ($585K) IS the median in the snapshot above, and the move from 2025 ($535K) IS the +9.3% one-year change.
Windows contain 0 to 8 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.
22% of homes for sale in ZIP 33196 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).
FOREST LAKES GARDENS SEC Market Scorecard
FOREST LAKES GARDENS SEC is currently a thin data market. Limited supply, a median asking price of $629,000, and homes go under contract in about 64 days.
Typical home value in the 33196 ZIP is $568,371, about 22.1% 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.
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 2026-09-12, 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 2012 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.
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 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.
What is your Forest Lakes Gardens home worth?
Get a no-obligation home value based on real comparable sales in Forest Lakes Gardens, 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 Forest Lakes Gardens on the map →
Frequently Asked Questions
What is the median home price in Forest Lakes Gardens?
How long do homes in Forest Lakes Gardens take to sell?
Who is the best real estate agent for Forest Lakes Gardens?
How do I find a top Miami real estate agent who knows Forest Lakes Gardens?
Can Momentum Realty connect me with an agent for Forest Lakes Gardens?
Should you buy in Forest Lakes Gardens?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Forest Lakes Gardens 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 2012 (59 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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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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