Miami Lakes - Lake Sandra
Homes for Sale in Miami Lakes, FL
All 37 homes for sale in Miami Lakes, FL · median $450,000 · 17 townhomes for sale in Miami Lakes · 31 homes for sale in 33016 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in Miami Lakes - Lake Sandra in Miami Lakes, FL, the most recent in September 2026. Across Miami Lakes as a whole, 26 homes closed in the last 12 months at a median of $480,000, 62 median days on market, with 25 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $8,440 ($7,730 with the full homestead exemption).
Lake Sandra's numbers this cycle come from a thin slice of the market — three closings — so treat the trendline as directional, not definitive. What it shows: a median price of $525,000 against a median of $324.91 per square foot, with homes moving in a median of just 6 days. That pace says demand is there for the right listing; the year-over-year pull-back of 6.2% says pricing power has softened from where it was.
For a seller, the read is simple: price to the current comp set, not last year's number, and expect a quick answer if the home is presented well. For a buyer, the 6-day median days on market means you need to be ready to move before a property has time to sit — there is little room to negotiate on a well-priced, well-condition home here.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside MIAMI LAKES - LAKE SANDRA right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Lake Sandra is a Miami Lakes pocket where recent activity has been limited to a small number of transactions, making each closing a meaningful data point rather than noise in a larger trend.
MIAMI REALTORS sales records identify 24 homes in MIAMI LAKES - LAKE SANDRA that have changed hands since 2011, built between 1981 and 1981 (median 1981), with a median living area of about 1,569 sq ft and a typical 3-bedroom, 2-bath layout; 96% are townhomes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Miami Lakes - Lake Sandra is best for.
Best for
- A buyer who has done rate and lender pre-approval and can act within days of a listing going live.
- A seller focused on Miami Lakes who wants to price against a tight, current comp set rather than a broad citywide trend.
- A buyer or seller comfortable that a small number of recent sales, not a large statistical pool, is driving the current pricing signal.
Probably not for
- A buyer who wants weeks to compare multiple listings before deciding — the 6-day pace works against a slow process.
- Someone who wants a large sample of recent sales to validate a price before committing.
- A buyer expecting last year's price levels; the year-over-year figure shows a step down of 6.2%.
The market around Miami Lakes - Lake Sandra
Miami Lakes - Lake Sandra is too small for its own price trend, so here is the market around it.
In ZIP 33016, 98 homes are on the market and 18% are under contract — a steady corner of Miami Lakes.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33016 (Miami Lakes), 18 homes closed in the last 12 months at a median of $242K ($321/sq ft), with a median 47 days on market. Right now 7 active and 4 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 33016 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Miami Lakes - Lake Sandra specifically. Momentum Research analysis of MLS records.
The Miami Lakes - Lake Sandra buying strategy.
If we were buying in Miami Lakes - Lake Sandra 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 Miami Lakes - Lake Sandra.
A Small Sample, Fast Clock
With only three closings feeding the current snapshot, Lake Sandra is not a high-volume corner of Miami Lakes right now. That has two implications: pricing here is set by a handful of specific homes rather than a broad curve, and a single unusual sale — a renovation, a distressed close, an oversized lot — can move the median more than it would in a deeper market.
The per-square-foot figure, just under $325, gives a cleaner read on value than the median price alone, since it strips out some of the size variation between the few homes that have traded. The 6-day median days on market suggests that when a home here is priced correctly for condition and comps, it does not linger — buyers watching this pocket should have financing and inspection logistics squared away before they write an offer, not after.
The location and the amenities are priced into every listing in Miami Lakes - Lake Sandra. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the comps you use matter more than usual — pulling three recent closings and reading them correctly takes local familiarity, not just a spreadsheet. We track Lake Sandra alongside the rest of Miami Lakes so a pricing decision or an offer strategy accounts for what is actually happening on this street, not a citywide average.
Miami Lakes - Lake Sandra in 15 seconds.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Miami Lakes - Lake Sandra sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Miami Lakes - Lake Sandra, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 23, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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 MLS 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.
Recent Developments in Miami Lakes Lake Sandra
Development, infrastructure, retail, and school activity affecting Miami Lakes Lake Sandra, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 11 miles southeast of Miami Lakes Lake Sandra.
Source: Bisnow - September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 3 miles east of Miami Lakes Lake Sandra.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 11 miles southeast of Miami Lakes Lake Sandra.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 8 miles south of Miami Lakes Lake Sandra.
Source: Miami Today - August 2026Market
Lakeview at NoMi opens pre-leasing with 342 units in North Miami
Integra Investments' seven-story project at 13855 NW 17th Avenue includes 342 units, 34 income-restricted and 308 workforce-priced, plus a 528-foot public linear park and about 3,160 square feet of ground-floor commercial space. The roughly $100 million build has a $65 million construction loan, with initial move-ins expected as soon as November.
What it may mean for the marketAdds 342 rental units and a public park to North Miami, expanding rental inventory at workforce price points. The site is about 3 miles east of Miami Lakes Lake Sandra.
Source: Hoodline - July 2026Development
Serenity Gardens senior housing set to break ground in Miami Gardens
Serenity Grove Venture, LLC prepared to break ground July 31 on Serenity Gardens, an eight-story building with 153 units next to Miami Gardens' Senior Family Center. Financing includes up to $45 million in multifamily mortgage revenue bonds plus $3.75 million in documentary stamp surtax funds, with amenities such as a fitness center, library, walking trails, and a pool.
What it may mean for the marketAdds an eight-story senior housing building to Miami Gardens with recreation amenities, increasing the local supply of income-restricted apartments on a long-term leased site. The project is about 3 miles northeast of Miami Lakes Lake Sandra, elsewhere in Miami-Dade County.
Source: Hoodline
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.
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