LES CHALETS II
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
Les Chalets II is a small, low-volume market — with only 9 closings in the tracked window, a single sale can move the median meaningfully. That makes the mid-$600s median price and $417.63 per-square-foot figure directional rather than a fixed benchmark, and buyers and sellers should treat both as a starting point for a conversation, not a ceiling or floor.
A median of 21 days on market signals that well-priced, well-presented units are not sitting. Combined with long-run appreciation of 235% since 2012, this reads as a community where pricing discipline matters more than patience — sellers who price to the current data tend to transact quickly, while buyers who wait for a soft moment may not get one.
The 60-Second Overview
LES CHALETS II market snapshot (as of July 20, 2026): the median sale price is about $626K ($418 per sq ft over the trailing 12 months of closed sales), and a median 21 days on market for closed sales.
Les Chalets II is a compact Miami-Dade community where limited closing volume means pricing is set case-by-case rather than by a deep comparable pool, and no community amenities are listed in current MLS data — so value here is driven by the unit itself, not shared facilities.
Who LES CHALETS II is best for.
Best for
- Buyers who have identified this specific community for its location and are comfortable evaluating a smaller pool of recent comparables.
- Sellers with a well-maintained unit who want to move quickly rather than test the market over an extended period.
- Buyers or sellers who want a per-square-foot benchmark that reflects unit condition rather than shared building amenities.
Probably not for
- Buyers who want a large, active inventory to compare before making an offer.
- Anyone expecting on-site community amenities as part of the purchase.
- Sellers hoping to set a price purely off a median that may shift with the next closing.
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 ($626K) IS the median in the snapshot above.
Windows contain 0 to 9 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 2012 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.
34% of homes for sale in ZIP 33174 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).
LES CHALETS II Market Scorecard
LES CHALETS II is currently a balanced market., and homes go under contract in about 88 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 LES CHALETS II
Live MLS inventory for LES CHALETS 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 LES CHALETS II 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 2012 through 2026. Tap any home to ask about it.
The LES CHALETS II buying strategy.
If we were buying in LES CHALETS 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 LES CHALETS II.
A thin market with a strong track record
With only 9 closings in the window used here, Les Chalets II does not generate the transaction volume of a large subdivision. That has two practical effects: comparable sales can be sparse at any given moment, and the median price and per-square-foot figures will shift more with each new closing than they would in a higher-volume community. Anyone pricing a listing or evaluating an offer here should look at the most recent, most comparable sales directly rather than leaning on the median alone.
The appreciation figure — 235% since 2012 — reflects a long hold period, not a recent-quarter trend, and it tells you this is a community with a durable pricing history rather than a speculative run. The 21-day median days-on-market suggests current listings, when priced in line with recent closings, are clearing at a pace that leaves little room for extended negotiation. No community amenities are identified in current MLS listings, so the per-square-foot figure is a cleaner read on unit value than it would be in an amenity-heavy building.
The location and the amenities are priced into every listing in LES CHALETS II. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only 9 recent closings, the difference between a good outcome and a mediocre one often comes down to which comparables get used and how recently they closed. We work directly from current MLS activity here rather than relying on a stale or automated estimate, so pricing conversations — on either side of the transaction — start from what is actually happening in Les Chalets II right now.
LES CHALETS 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 LES CHALETS 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 LES CHALETS II sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LES CHALETS 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 LES CHALETS II home worth?
Get a no-obligation home value based on real comparable sales in LES CHALETS 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.
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Frequently Asked Questions
What is the median home price in LES CHALETS II?
How long do homes in LES CHALETS II take to sell?
Do cash buyers compete in LES CHALETS II?
Have LES CHALETS II home prices gone up?
Who is the best real estate agent for LES CHALETS II?
How do I find a top real estate agent who knows LES CHALETS II?
Can Momentum Realty connect me with an agent for LES CHALETS II?
Should you buy in LES CHALETS 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 2012 (74 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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