Forest Lakes Townhomes
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 42 closed sales in Forest Lakes Townhomes in FL since 2012, the most recent in May 2026. Recorded prices since 2024 ran from $580,000 to $715,000 (median $630,000), on homes of 1,718 to 2,078 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,080 ($10,370 with the full homestead exemption).
Forest Lakes Townhomes is a thin data set right now. Our tracked window shows only two closings, which is not enough volume to draw a reliable price trend or set expectations around days on market. Anyone quoting a firm price range for this community from current MLS activity is overstating what the data actually supports.
With this little transaction volume, the posture for both buyers and sellers should be individual-listing diligence rather than community-level assumptions. A seller here is essentially pricing off comparable townhome sales nearby rather than an established internal trend, and a buyer should treat each active listing on its own terms.
The 60-Second Overview
Forest Lakes Townhomes sits in Miami-Dade County, and current MLS activity here is limited enough that broader market patterns are not yet established from the data alone.
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 Townhomes is best for.
Best for
- A buyer comfortable evaluating a townhome purchase on individual listing merits rather than a community-wide price trend
- A seller willing to price primarily off nearby comparable sales rather than an established internal market history
- Someone who wants direct, agent-verified confirmation of HOA terms and amenities rather than relying on MLS summary fields
Probably not for
- A buyer who wants a confirmed price range or typical days-on-market figure before writing an offer
- Someone who needs a documented amenities package spelled out before considering the community
- An investor modeling returns off a defined recent sales trend, which this data set cannot yet support
The market around Forest Lakes Townhomes
Forest Lakes Townhomes is too small for its own price trend, so here is the market around it.
In ZIP 33196, 1 homes are on the market and 100% are under contract — a fast-moving corner of .
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
The housing mix here is 98% singlefamilyresidence, 2% townhouse.
ZIP and county figures describe the wider market, not Forest Lakes Townhomes specifically. Momentum Research analysis of MLS records.
The Forest Lakes Townhomes buying strategy.
If we were buying in Forest Lakes Townhomes 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 Townhomes.
A market with too little data to generalize
With only two closings in the tracked window, Forest Lakes Townhomes does not have the transaction volume to support claims about pricing trend, typical time on market, or buyer demand patterns. That is a fact about the data, not a judgment on the community itself.
No community amenities have been identified from current MLS listings. That does not necessarily mean the community lacks them, but it does mean listing sheets and agent knowledge, not aggregate MLS fields, are the source of truth here. Anyone evaluating this townhome community should confirm amenities, HOA structure, and recent comparable sales directly rather than relying on generalized statistics.
The location and the amenities are priced into every listing in Forest Lakes Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume data environment like this one, the value we add is not a canned market report, it is direct verification: pulling recent comparable closings by hand, confirming HOA and amenity details listing by listing, and telling you plainly when the data does not support a confident number.
Forest Lakes Townhomes 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 Townhomes 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 Townhomes 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 Townhomes, 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 Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Forest Lakes Townhomes, 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 Townhomes on the map →
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.
Frequently Asked Questions
Do cash buyers compete in Forest Lakes Townhomes?
Who is the best real estate agent for Forest Lakes Townhomes?
How do I find a top real estate agent who knows Forest Lakes Townhomes?
Can Momentum Realty connect me with an agent for Forest Lakes Townhomes?
Should you buy in Forest Lakes Townhomes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (42 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 your area comps.
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See how FOREST LAKES TOWNHOMES fits the bigger picture — live prices, inventory, and Momentum Scores: