LAKESHORE CONDO #2
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
The math here is straightforward: a median price of $200,000 against a median price per square foot of $208.33 puts this squarely in compact-unit territory, and the per-foot number is doing more of the storytelling than the headline price. With only 3 closings in the current window, that median is a thin data point, not a trend line, so treat any single comparable with caution rather than certainty.
A median 41 days on market says these units are not moving in a rush. That favors buyers willing to negotiate on condition or terms, and it means sellers should price to the data in hand rather than to hope, given how few transactions are setting the tone right now.
The 60-Second Overview
LAKESHORE CONDO #2 market snapshot (as of July 20, 2026): the median sale price is about $200K ($208 per sq ft over the trailing 12 months of closed sales), and a median 41 days on market for closed sales.
LAKESHORE CONDO #2 is a Miami-Dade condominium community currently trading on a very small number of closings, which makes the per-square-foot figure ($208.33) a more useful anchor than the median price alone when sizing up a specific unit.
The setting & the homes.
Aerial and on-site photos of LAKESHORE CONDO #2. Swipe to explore the community.
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LAKESHORE CONDO #2
LAKESHORE CONDO #2
LAKESHORE CONDO #2Photos from miami listings in LAKESHORE CONDO #2; content deemed reliable but not guaranteed.
Who LAKESHORE CONDO #2 is best for.
Best for
- A buyer prioritizing a lower purchase price and willing to verify condition and association details directly
- An investor comfortable underwriting off per-square-foot pricing in a low-transaction-volume building
- A buyer with flexible timing who can negotiate given the market's 41-day typical days-on-market
Probably not for
- A buyer who wants confirmed community amenities in place before writing an offer
- Someone who needs a large pool of recent comparable sales to validate pricing
- A buyer expecting a fast, competitive-offer environment based on the current pace of closings
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 ($200K) IS the median in the snapshot above.
Windows contain 2 to 11 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.
23% of homes for sale in ZIP 33034 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).
LAKESHORE CONDO #2 Market Scorecard
LAKESHORE CONDO #2 is currently a balanced market., and homes go under contract in about 380 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 LAKESHORE CONDO #2
Live MLS inventory for LAKESHORE CONDO #2. 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 LAKESHORE CONDO #2 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 2018 through 2026. Tap any home to ask about it.
The LAKESHORE CONDO #2 buying strategy.
If we were buying in LAKESHORE CONDO #2 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 LAKESHORE CONDO #2.
Reading a thin market correctly
With a closings window of just 3 sales, this is not a market where you can point to a median and call it representative. The $200,000 median price and $208.33 median per-square-foot figure are real, but they reflect a handful of transactions, not a broad curve. Any unit priced meaningfully above or below that per-foot benchmark deserves a closer look at condition, floor, and view before assuming it is mispriced.
The 41-day median days-on-market is the more stable signal here. It suggests units are not sitting for extended stretches, but they are also not clearing in the first week. That is a market that rewards realistic initial pricing over a wait-and-see strategy. No community amenities were identified from current MLS listings, so a buyer's due diligence should confirm what the association actually offers rather than relying on assumption.
The location and the amenities are priced into every listing in LAKESHORE CONDO #2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like this one, the difference between a fair offer and an overpay comes down to knowing which of the few recent closings is genuinely comparable. We pull the underlying transaction detail, not just the median, so you are pricing off the right unit and the right condition, not a headline number built from three data points.
LAKESHORE CONDO #2 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 LAKESHORE CONDO #2 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 LAKESHORE CONDO #2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKESHORE CONDO #2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LAKESHORE CONDO #2 home worth?
Get a no-obligation home value based on real comparable sales in LAKESHORE CONDO #2, 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 LAKESHORE CONDO #2 on the map →
Recent Developments in Lakeshore Condo 2
Development, infrastructure, retail, and school activity affecting Lakeshore Condo 2, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 site is less than a mile southwest of Lakeshore Condo 2.
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 site is less than a mile north of Lakeshore Condo 2.
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 2 miles south of Lakeshore Condo 2, 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 less than a mile northwest of Lakeshore Condo 2.
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 3 miles south of Lakeshore Condo 2, elsewhere in Miami-Dade County.
Source: The Real Deal - 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 3 miles east of Lakeshore Condo 2, 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
What is the median home price in LAKESHORE CONDO #2?
How long do homes in LAKESHORE CONDO #2 take to sell?
Do cash buyers compete in LAKESHORE CONDO #2?
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Should you buy in LAKESHORE CONDO #2?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LAKESHORE CONDO #2 with Momentum Realty’s local guides.
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 (50 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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