Forest Lakes Villas
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
Over the 12 months ending 2026-07-20, 4 recorded sales closed at a median of $540,000, $345 per square foot, a median 82 days on market, sellers accepting 91% of original asking (-1% 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 $9,500 ($8,790 with the full homestead exemption).
Forest Lakes Villas is trading on very little data right now — just 4 closings in the current window — so any single sale can swing the picture. What we can say with confidence: the median price sits at $540,000, price per square foot is running $345.42, and homes are taking a median of 82.5 days to close, which points to a market where sellers need to price carefully and buyers have room to negotiate.
Year-over-year pricing is essentially flat, down 0.9%, and the market heat score is low. That combination reads as a resting market rather than a declining one — not much competitive pressure in either direction, so offers get evaluated on their own merits rather than against a bidding war.
Forest Lakes Villas right now
🟡 Off the recent peak. The trailing-12-month median ($540K) is down 0.9% from the prior 12 months ($545K). With about 6 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 July 20. Confidence: Low (4 and 6 sales in the two windows).
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Updated July 20, 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 Villas market snapshot (as of July 20, 2026): the median sale price is about $540K ($345 per sq ft over the trailing 12 months of closed sales), and a median 83 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
A low-volume Miami-Dade community where pricing has held close to flat and homes are moving on a slower, more deliberate timeline than an active market — the kind of setting where a well-prepared buyer or a patient seller has room to work.
Who Forest Lakes Villas is best for.
Best for
- A buyer comfortable with a longer negotiation and closing window rather than a competitive bidding process.
- Someone whose budget lines up near the $540,000 median and wants a straightforward, amenity-light villa setting.
- A seller who can price realistically against limited recent comps and is prepared for a market timeline near 80+ days.
Probably not for
- A buyer who wants a defined amenity package like a pool, gym, or clubhouse as part of the purchase.
- Anyone needing a guaranteed fast close on a tight relocation or contingency deadline.
- A seller expecting rapid, above-median offers based on strong recent momentum — the data doesn't support that expectation right now.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($540K) IS the median in the snapshot above, and the move from 2025 ($545K) IS the -0.9% one-year change.
Windows contain 0 to 15 sales each (4 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.
FOREST LAKES VILLAS Market Scorecard
FOREST LAKES VILLAS is currently a thin data market. Limited supply, a median asking price of n/a.
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 · 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 Villas
Live MLS inventory for Forest Lakes Villas. 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 Villas listings as of 2026-09-09, 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 Villas buying strategy.
If we were buying in Forest Lakes Villas 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 Villas.
A market with few listings, but no signs of alarm
With only 4 closings feeding the current snapshot, Forest Lakes Villas doesn't have the transaction volume to support strong conclusions about trend direction. What the numbers do show is a median price of $540,000 at $345.42 per square foot, with homes sitting on market a median of 82.5 days — well beyond a fast-moving pace. That timeline typically means buyers are taking their time on inspections and negotiation rather than moving on impulse.
The year-over-year figure, down just 0.9%, suggests pricing has been stable rather than volatile. No community amenities are identified from current MLS listings, which is common in smaller villa-style communities where the draw is the home and its lot rather than a shared clubhouse or pool system — worth confirming directly if amenities matter to your decision.
The location and the amenities are priced into every listing in Forest Lakes Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin market like this, pricing a listing or structuring an offer requires reading a small data set correctly rather than following a trend line. We pull the actual comps behind the median, account for the extended days-on-market pattern in negotiation strategy, and make sure sellers aren't over-pricing off stale assumptions or buyers aren't over-paying because there's little competing inventory to compare against.
Forest Lakes Villas 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 Villas 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 Villas 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 Villas, 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 Villas home worth?
Get a no-obligation home value based on real comparable sales in Forest Lakes Villas, 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 Villas on the map →
Recently off market in FOREST LAKES VILLAS
Homes in FOREST LAKES VILLAS that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 9732 SW 166th Ct · off market
Frequently Asked Questions
What is the median home price in Forest Lakes Villas?
How long do homes in Forest Lakes Villas take to sell?
Do cash buyers compete in Forest Lakes Villas?
Who is the best real estate agent for Forest Lakes Villas?
How do I find a top Miami real estate agent who knows Forest Lakes Villas?
Can Momentum Realty connect me with an agent for Forest Lakes Villas?
Should you buy in Forest Lakes Villas?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Forest Lakes Villas with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (86 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.
Own a home here?
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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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See how FOREST LAKES VILLAS fits the bigger picture — live prices, inventory, and Momentum Scores: