GRIFFINS SUB
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
GRIFFINS SUB is a small, thinly traded pocket of the Miami-Dade market. With only a single closing in the most recent window, there isn't enough transaction volume to support a reliable read on pricing trends, days on market, or where value is trending — anyone quoting you a confident number for this community right now is guessing.
For both buyers and sellers, this is a market where you price and negotiate off the specific home and its condition, not off a community-wide trend line. A seller here should expect a longer, more individualized marketing process; a buyer should expect limited comparables and should lean on a private inspection and appraisal rather than assumptions carried over from nearby, more active communities.
The setting & the homes.
Aerial and on-site photos of GRIFFINS SUB. Swipe to explore the community.
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GRIFFINS SUB
GRIFFINS SUB
GRIFFINS SUBPhotos from miami listings in GRIFFINS SUB; content deemed reliable but not guaranteed.
Who GRIFFINS SUB is best for.
Best for
- A buyer targeting a specific property here rather than shopping the community broadly
- A seller prepared for an individualized, patient marketing process rather than a quick comp-driven sale
- A buyer comfortable relying on independent inspection and appraisal instead of recent comparable sales
Probably not for
- A buyer who wants recent sales data and clear pricing trends before making an offer
- A seller expecting a fast sale based on strong recent community activity
- A buyer specifically seeking a community built around shared amenities or recreational features
The market around GRIFFINS SUB
GRIFFINS SUB is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are singlefamilyresidence.
ZIP and county figures describe the wider market, not GRIFFINS SUB specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in GRIFFINS SUB
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in GRIFFINS SUB
Live MLS inventory for GRIFFINS SUB. 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 GRIFFINS SUB 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 2025. Tap any home to ask about it.
The GRIFFINS SUB buying strategy.
If we were buying in GRIFFINS SUB 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 GRIFFINS SUB.
A market with too little data to trend
The most important fact about GRIFFINS SUB right now isn't a price point — it's the near-absence of recent closings. A single transaction in the current window is not a sample size you can build a pricing strategy on. Any percentage change, days-on-market average, or per-square-foot figure you see quoted elsewhere for this community should be treated with real skepticism until more closings accumulate.
No community amenities have been identified from current MLS listings, which suggests this is a straightforward residential setting rather than one built around shared recreational or lifestyle features. That doesn't make it a lesser buy — it just means the case for any specific property here has to be made on the home itself: lot, condition, layout, and location, not on community-wide draws.
The location and the amenities are priced into every listing in GRIFFINS SUB. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction history, generic online estimates and stale comps are close to useless. We pull current, off-market intelligence directly from the Miami MLS feed, track what little activity exists in real time, and build a pricing or offer strategy around the actual home in front of us rather than a community average that doesn't really exist yet.
GRIFFINS SUB 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 GRIFFINS SUB 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 GRIFFINS SUB sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in GRIFFINS SUB, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your GRIFFINS SUB home worth?
Get a no-obligation home value based on real comparable sales in GRIFFINS SUB, 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 GRIFFINS SUB 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.
15% of homes for sale in ZIP 33127 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).
Recent Developments in Griffins Sub
Development, infrastructure, retail, and school activity affecting Griffins Sub, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The project is about 2 miles northeast of Griffins Sub, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 3 miles southeast of Griffins Sub, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 2 miles southeast of Griffins Sub, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 4 miles southeast of Griffins Sub, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The site is about 2 miles southeast of Griffins Sub.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 4 miles south of Griffins Sub, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
Do cash buyers compete in GRIFFINS SUB?
Who is the best real estate agent for GRIFFINS SUB?
How do I find a top Miami real estate agent who knows GRIFFINS SUB?
Can Momentum Realty connect me with an agent for GRIFFINS SUB?
Should you buy in GRIFFINS SUB?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (16 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.
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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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