LESLIE LAKE NORTH
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Leslie Lake North is trading around a $455,000 median right now, with price per square foot near $377.59. That per-square-foot figure is doing more of the talking than the median price itself, since it points to smaller or mid-sized homes commanding a real premium rather than a market full of large discounted properties.
Median days on market sits at 80, which is a slower pace than a tight market and tells buyers there is room to negotiate on terms and timeline. With only a handful of closings in the current window, sellers should treat these figures as directional, not a guaranteed comp, and buyers should have their agent pull the most current individual listings before anchoring to any single number.
The 60-Second Overview
LESLIE LAKE NORTH market snapshot (as of July 20, 2026): the median sale price is about $455K ($378 per sq ft over the trailing 12 months of closed sales), and a median 80 days on market for closed sales.
Pricing here is currently shaped by a thin closings sample, so the median and per-square-foot figures should be read as a snapshot of recent activity rather than a fixed market ceiling or floor.
Who LESLIE LAKE NORTH is best for.
Best for
- Buyers who have budgeted around the mid-$400s and are prepared to evaluate each listing individually rather than lean on averages
- Buyers comfortable with a slower-moving listing and willing to negotiate given the current 80-day median days on market
- Sellers who can price patiently and let a smaller data set work in their favor rather than rushing to match a stale median
Probably not for
- Buyers who want a large, well-documented sales history to benchmark price before writing an offer
- Anyone assuming community amenities are included without confirming them on the specific listing
- Sellers expecting a fast sale in the current days-on-market environment
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 ($455K) IS the median in the snapshot above.
Windows contain 0 to 4 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 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.
100% of homes for sale in ZIP 33056 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 (2026-07-18).
The LESLIE LAKE NORTH buying strategy.
If we were buying in LESLIE LAKE NORTH 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 LESLIE LAKE NORTH.
What the numbers actually say
With a median price of $455,000 and a median price per square foot of $377.59, the math suggests this is a market of moderately sized homes rather than large-format properties competing for buyers. That per-square-foot number is a useful check against the median price when comparing any specific listing to the community baseline.
An 80-day median days on market is the more telling figure for negotiating posture. It signals that homes here are not moving quickly, giving buyers more room to negotiate on price or terms and giving sellers a reason to price and present carefully rather than testing the market. No community amenities are currently identified from active MLS listings, so any amenity claims should be verified directly on a per-listing basis rather than assumed from the community name or location.
The location and the amenities are priced into every listing in LESLIE LAKE NORTH. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only three closings feeding the current snapshot, the published median and per-square-foot figures can shift quickly as new sales post. Momentum tracks the Miami-Dade feed in real time so pricing conversations are based on what is actually active and pending right now, not a stale average.
LESLIE LAKE NORTH 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 LESLIE LAKE NORTH 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 LESLIE LAKE NORTH sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LESLIE LAKE NORTH, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LESLIE LAKE NORTH home worth?
Get a no-obligation home value based on real comparable sales in LESLIE LAKE NORTH, 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 Leslie Lake North
Development, infrastructure, retail, and school activity affecting Leslie Lake North, 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 1 mile north of Leslie Lake North.
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 site is about 2 miles south of Leslie Lake North.
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 about 1 mile south of Leslie Lake North.
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 south of Leslie Lake North, 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 1 mile southwest of Leslie Lake North.
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 3 miles southeast of Leslie Lake North, 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 LESLIE LAKE NORTH?
How long do homes in LESLIE LAKE NORTH take to sell?
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Should you buy in LESLIE LAKE NORTH?
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 (25 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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