GRAND LAKES
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Grand Lakes is pricing on a per-square-foot basis right now, with the median sitting at $518,000 and price per square foot at $268.56. That combination points to a market where condition and finish level are doing most of the work on value, not scarcity or bidding pressure.
A median of 81 days on market and a market heat score of 10 both describe a slow-moving, buyer-patient environment. With only 9 closings in the current window and prices down 5.3% year over year, sellers here need to price to the comp, not to hope, and buyers have room to negotiate on terms and timeline.
GRAND LAKES right now
🟡 Off the recent peak. The trailing-12-month median ($518K) is down 5.3% from the prior 12 months ($547K). With about a dozen 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 closed sales, 12-month windows ending July 20. Confidence: Medium (9 and 10 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
GRAND LAKES market snapshot (as of July 20, 2026): the median sale price is about $518K ($269 per sq ft over the trailing 12 months of closed sales), and a median 81 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level miami closed sales (9 closings in the current window).
Grand Lakes is trading at a median of $518,000 with a slower pace of sale than an active market would show, which tells buyers there is time to evaluate and sellers there is little room for stretch pricing.
The setting & the homes.
Aerial and on-site photos of GRAND LAKES. Swipe to explore the community.
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GRAND LAKES
GRAND LAKES
GRAND LAKESPhotos from miami listings in GRAND LAKES; content deemed reliable but not guaranteed.
Who GRAND LAKES is best for.
Best for
- Buyers who want negotiating leverage and are not on a tight closing deadline
- Buyers focused on value per square foot who are comfortable evaluating condition-driven pricing
- Sellers prepared to price at or near the current median rather than chase last year's numbers
Probably not for
- Sellers expecting a quick sale at a premium above recent comps
- Buyers who need a high-volume comp set to feel confident in an offer
- Anyone relying on year-over-year price growth to justify the purchase
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 closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($518K) IS the median in the snapshot above, and the move from 2025 ($547K) IS the -5.3% one-year change.
Windows contain 0 to 16 sales each (9 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 2013 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.
29% of homes for sale in ZIP 33194 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 (2026-08-18).
GRAND LAKES Market Scorecard
GRAND LAKES is currently a balanced market., and homes go under contract in about 160 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in GRAND LAKES
Live MLS inventory for GRAND LAKES. 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 GRAND LAKES listings as of 2026-08-18, 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 2013 through 2026. Tap any home to ask about it.
The GRAND LAKES buying strategy.
If we were buying in GRAND LAKES 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 GRAND LAKES.
A market where patience sets the price
With 81 median days on market, homes in Grand Lakes are not moving on urgency. That number reflects a community where buyers can take the time to inspect, compare, and negotiate rather than compete on speed. Paired with a market heat score of 10, the current posture favors buyers on process, not just price.
The year-over-year figure of -5.3% and a thin closings window of 9 sales mean the comp set here is small and moving in a softer direction. That is not a reason to avoid the community, but it is a reason to lean on current, local data rather than last year's numbers when setting an offer or a list price.
The location and the amenities are priced into every listing in GRAND LAKES. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, with only 9 closings to reference, pricing strategy has to be built off the right comps and current per-square-foot data, not general assumptions. We track the median, the price per square foot, and days on market in Grand Lakes directly so you are negotiating from what is actually happening now, not what happened a year ago.
GRAND LAKES in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 GRAND LAKES 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 GRAND LAKES sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in GRAND LAKES, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your GRAND LAKES home worth?
Get a no-obligation home value based on real comparable sales in GRAND LAKES, 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 GRAND LAKES on the map →
Frequently Asked Questions
What is the median home price in GRAND LAKES?
How long do homes in GRAND LAKES take to sell?
Do cash buyers compete in GRAND LAKES?
Who is the best real estate agent for GRAND LAKES?
How do I find a top Miami real estate agent who knows GRAND LAKES?
Can Momentum Realty connect me with an agent for GRAND LAKES?
Should you buy in GRAND LAKES?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (95 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 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?
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 member average and 8 days faster, and we’ll price yours against live your area comps.
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See how GRAND LAKES fits the bigger picture — live prices, inventory, and Momentum Scores: