INDIAN SUMMER VILLAGE II
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
With just 3 closings in the current window, Indian Summer Village II is a thin-data community, and that matters more than any single number here. The median price of $317,500 and median price per square foot of $236.84 are useful directional markers, but with so few transactions, either figure can swing on the next sale or two.
The median 77 days on market is the more telling stat. That is a slower pace than an active, competitively priced segment, and it suggests buyers here are taking their time, sellers are testing price, or both. Anyone pricing a listing or writing an offer should treat these numbers as a starting conversation, not a fixed benchmark.
The 60-Second Overview
INDIAN SUMMER VILLAGE II market snapshot (as of July 20, 2026): the median sale price is about $318K ($237 per sq ft over the trailing 12 months of closed sales), and a median 77 days on market for closed sales.
Indian Summer Village II is a low-volume resale pocket in Miami-Dade County where recent activity is limited enough that pricing and pace should be read as directional rather than definitive.
Who INDIAN SUMMER VILLAGE II is best for.
Best for
- A buyer who has done independent research on the specific home and is not relying on community-wide comparables to set expectations.
- A buyer with flexibility on timeline who can wait through a longer-than-average marketing period without pressure.
- A seller prepared to price based on condition and features rather than assuming a fast, high-volume sale.
Probably not for
- A buyer who wants a large recent sales history to benchmark price with confidence.
- A buyer prioritizing shared community amenities like a pool, clubhouse, or organized recreation.
- A seller expecting a quick close based on typical market-wide pace rather than this community's slower median.
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 ($318K) IS the median in the snapshot above.
Windows contain 0 to 6 sales each (3 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 2018 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.
27% of homes for sale in ZIP 33172 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).
INDIAN SUMMER VILLAGE II Market Scorecard
INDIAN SUMMER VILLAGE II is currently a balanced market., and homes go under contract in about 85 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 INDIAN SUMMER VILLAGE II
Live MLS inventory for INDIAN SUMMER VILLAGE II. 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 INDIAN SUMMER VILLAGE II listings as of 2026-08-05, 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 2018 through 2026. Tap any home to ask about it.
The INDIAN SUMMER VILLAGE II buying strategy.
If we were buying in INDIAN SUMMER VILLAGE II 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 INDIAN SUMMER VILLAGE II.
A Small Sample, Read Carefully
Three closings is not enough to establish a firm trend line, but it is enough to see that this community moves at its own pace. A median of 77 days on market means homes here are not clearing in the first few weeks of listing, which typically points to a market where buyers have room to negotiate and sellers need to price with discipline rather than aspiration.
No community amenities are identified in current MLS listings, so whatever draws buyers to Indian Summer Village II is likely tied to the home itself, its lot, or its immediate location rather than shared recreational features. That makes individual condition and layout the primary value drivers, more so than in communities with clubhouses, pools, or other shared infrastructure competing for attention in the listing description.
The location and the amenities are priced into every listing in INDIAN SUMMER VILLAGE II. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with only a handful of recent closings is exactly where local, current data matters most. We do not lean on stale averages or guesswork; we track what is actually happening here in real time and give you a straight read on whether the numbers support your price or your offer before you commit to either.
INDIAN SUMMER VILLAGE II 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 INDIAN SUMMER VILLAGE II 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 INDIAN SUMMER VILLAGE II sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in INDIAN SUMMER VILLAGE II, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your INDIAN SUMMER VILLAGE II home worth?
Get a no-obligation home value based on real comparable sales in INDIAN SUMMER VILLAGE II, 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 INDIAN SUMMER VILLAGE II on the map →
Frequently Asked Questions
What is the median home price in INDIAN SUMMER VILLAGE II?
How long do homes in INDIAN SUMMER VILLAGE II take to sell?
Do cash buyers compete in INDIAN SUMMER VILLAGE II?
Who is the best real estate agent for INDIAN SUMMER VILLAGE II?
How do I find a top Miami real estate agent who knows INDIAN SUMMER VILLAGE II?
Can Momentum Realty connect me with an agent for INDIAN SUMMER VILLAGE II?
Should you buy in INDIAN SUMMER VILLAGE II?
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 2018 (29 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?
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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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