Frances Condo Apts
Condos for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-07-20, 4 recorded sales closed at a median of $323,500, $301 per square foot, a median 47 days on market, sellers accepting 90% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $5,690 ($4,980 with the full homestead exemption).
With only four closings in the current window, FRANCES CONDO APTS is a thin-data market, and that shapes how we read every number here. The median price of $323,500 and median price per square foot of $300.85 give a directional sense of value, but with this few transactions a single unusual sale can move the median meaningfully. Treat these figures as a starting point for conversation, not a fixed ceiling or floor.
Median days on market of just over 47 days suggests these units are not moving on the first showing, which typically points to a market where pricing precision matters more than urgency. For a buyer, that argues for a considered offer rather than a rushed one. For a seller, it means the listing needs to be priced tightly against whatever comparable activity exists, since there is not a deep pool of recent sales to lean on.
The 60-Second Overview
Frances Condo Apts market snapshot (as of July 20, 2026): the median sale price is about $324K ($301 per sq ft over the trailing 12 months of closed sales), and a median 48 days on market for closed sales.
FRANCES CONDO APTS is a low-volume corner of the Miami-Dade condo market, where pricing is best read as a signal from a small sample rather than a broad trend.
Who Frances Condo Apts is best for.
Best for
- A buyer focused on a specific unit here who is comfortable pricing it on its own merits rather than a broad market trend
- A buyer with flexibility on timing who can take advantage of a longer median days-on-market window to negotiate
- An investor or owner-occupant comfortable doing independent diligence on building specifics given the lack of listed community amenities
Probably not for
- A buyer who wants a large pool of recent comparable sales before committing to a price
- A buyer specifically seeking a building with established shared amenities, since none are currently identified in MLS listings
- A seller expecting fast turnover, given the current median time on market runs past a month and a half
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 ($324K) IS the median in the snapshot above.
Windows contain 0 to 4 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 2019 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.
0% of homes for sale in ZIP 33141 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 (2026-07-18).
The Frances Condo Apts buying strategy.
If we were buying in Frances Condo Apts 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 Frances Condo Apts.
Reading a thin market correctly
The current MLS snapshot shows no community amenities identified from active listings, which means value here is being driven by the units themselves — condition, layout, and building specifics — rather than by shared recreational features. Buyers should treat any amenity questions as ones to verify directly with the association rather than assume from comparable buildings nearby.
The median price per square foot of $300.85 is a useful benchmark for evaluating an individual unit, but with only four closings feeding this window, it should be checked against the specific unit's condition and any recent comparable activity rather than treated as a market-wide rate. The 47.5-day median time on market suggests buyers currently have some room to negotiate on terms, though with volume this low, that posture can shift quickly once a new sale closes.
The location and the amenities are priced into every listing in Frances Condo Apts. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only a handful of recent closings, the difference between a fair price and an overpay comes down to how carefully the comparables are sourced and interpreted. We pull the full transaction history behind the median, not just the headline number, so pricing decisions here are grounded in specifics rather than a thin average.
Frances Condo Apts 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 Frances Condo Apts 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 Frances Condo Apts sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Frances Condo Apts, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Frances Condo Apts home worth?
Get a no-obligation home value based on real comparable sales in Frances Condo Apts, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Frances Condo Apts?
How long do homes in Frances Condo Apts take to sell?
Do cash buyers compete in Frances Condo Apts?
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Should you buy in Frances Condo Apts?
An honest fit check. We will tell you when it is not your community.
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 2019 (11 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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