Forest Lakes Villas
Homes for Sale in Miami, FL

Forest Lakes Villas market snapshot (as of September 20, 2026): the median sale price is about $535K ($355 per sq ft over the trailing 12 months of closed sales), and a median 68 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).

In ZIP 33196 (Miami), 355 homes closed in the last 12 months at a median of $588K ($329/sq ft), up 0.7% year over year, with a median 53 days on market. Right now 145 active and 42 pending listings — a balanced market. See the live ZIP 33196 housing market and the Miami-Dade County market.

MIAMI REALTORS sales records identify 108 homes in FOREST LAKES VILLAS that have changed hands since 2006, built between 1996 and 2000 (median 1997), with a median living area of about 1,528 sq ft and a typical 3-bedroom, 2.5-bath layout; 69% 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.

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.

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.

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.

Listings in this community report association dues of about $105 per month ($1,260 a year) — the median AssociationFee across 6 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.