LAKES BY THE BAY FAYE REP
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Lakes By The Bay Faye Rep is pricing around $604,500 at the median, with price per square foot near $280. That combination points to a market where condition and layout are doing the real work on value, since there is no amenity package or shared feature set in the current MLS data pulling buyers toward a common price point.
With only 8 closings in the recent window, this is a thin-volume market. A handful of sales can shift the median in either direction, so a single comparable is not enough to anchor an offer or a listing price. The slight year-over-year pullback of 1.7%, paired with a market heat score of 27, suggests buyers are not rushing and sellers who price realistically are the ones getting deals done.
LAKES BY THE BAY FAYE REP right now
🟡 Off the recent peak. The trailing-12-month median ($604K) is down 1.7% from the prior 12 months ($615K). With about 7 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 (8 and 7 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
LAKES BY THE BAY FAYE REP market snapshot (as of July 20, 2026): the median sale price is about $604K ($280 per sq ft over the trailing 12 months of closed sales), and a median 100 days on market for closed sales. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level miami closed sales (8 closings in the current window).
Homes here are trading in the mid-$600s with a median days-on-market just over three months, a pace that rewards sellers who price to current conditions rather than to last year's numbers.
Who LAKES BY THE BAY FAYE REP is best for.
Best for
- Buyers with flexible timelines who want negotiating leverage on price or terms
- Buyers comparing homes primarily on condition and layout rather than a shared amenity package
- Sellers prepared to price to current, softer demand rather than last year's figures
Probably not for
- Buyers who want a defined amenity set (clubhouse, gated access, recreation) as part of the purchase
- Sellers expecting a fast, multiple-offer sale in the current cycle
- Buyers or sellers who need a large pool of recent comparables to feel confident in a price
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 ($604K) IS the median in the snapshot above, and the move from 2025 ($615K) IS the -1.7% one-year change.
Windows contain 0 to 10 sales each (8 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 2017 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.
19% of homes for sale in ZIP 33190 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).
LAKES BY THE BAY FAYE REP Market Scorecard
LAKES BY THE BAY FAYE REP is currently a balanced market., and homes go under contract in about 39 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 LAKES BY THE BAY FAYE REP
Live MLS inventory for LAKES BY THE BAY FAYE REP. 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 LAKES BY THE BAY FAYE REP listings as of 2026-07-20, 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 2017 through 2026. Tap any home to ask about it.
The LAKES BY THE BAY FAYE REP buying strategy.
If we were buying in LAKES BY THE BAY FAYE REP 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 LAKES BY THE BAY FAYE REP.
A market that moves on price, not hype
The current MLS snapshot shows no defined community amenities driving this market, which means value here is set home by home rather than by a shared clubhouse, gate, or lake access package. That puts more weight on condition, updates, and lot specifics when comparing one listing to another.
A median days-on-market near 100 days signals a market where buyers are taking their time, not competing on multiple-offer timelines. Combined with a market heat score of 27, this reads as a buyer-patient environment. Sellers should expect negotiation on price or terms rather than a quick, at-ask close, and buyers have room to ask for concessions or inspection credits.
The location and the amenities are priced into every listing in LAKES BY THE BAY FAYE REP. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only 8 recent closings and no amenity data to lean on, pricing a home or vetting an offer correctly depends on knowing which of those few sales are truly comparable. We pull the underlying listing history, not just the headline median, to make sure a price is grounded in what actually sold nearby, not in an assumption.
LAKES BY THE BAY FAYE REP 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 LAKES BY THE BAY FAYE REP 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 LAKES BY THE BAY FAYE REP sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKES BY THE BAY FAYE REP, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LAKES BY THE BAY FAYE REP home worth?
Get a no-obligation home value based on real comparable sales in LAKES BY THE BAY FAYE REP, 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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Recent Developments in Lakes By The Bay Faye Rep
Development, infrastructure, retail, and school activity affecting Lakes By The Bay Faye Rep, 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 site is about 2 miles southwest of Lakes By The Bay Faye Rep.
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 5 miles south of Lakes By The Bay Faye Rep, 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 4 miles south of Lakes By The Bay Faye Rep, 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 project is about 4 miles south of Lakes By The Bay Faye Rep, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Dezer Development proposes three-building, 600-unit project in North Miami
Dezer Development proposed a three-building project with 600 residential units on 4.4 acres at 1890 NE 146th Street in North Miami, ahead of a June 2 Planning Commission presentation. The plan includes a 14-story tower with 317 units, an 8-story building with 269 units, and 14 townhomes, with 944 parking spaces and about 4,500 square feet of retail.
What it may mean for the marketIntroduces a multi-building residential complex with a mix of tower, mid-rise, and townhome housing to North Miami, adding hundreds of units and ground-floor retail on a multi-parcel site. The project is about 4 miles north of Lakes By The Bay Faye Rep, elsewhere in Miami-Dade County.
Source: Florida YIMBY - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 5 miles southeast of Lakes By The Bay Faye Rep, 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
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Nearby Communities
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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 2017 (70 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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