Montgomery East
Homes for Sale in Pinecrest, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Montgomery East in Pinecrest, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $1,620,000, $630 per square foot, a median 84 days on market, sellers accepting 90% of original asking. Homes listed or recently sold were built 1963–1967. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $28,500 ($27,790 with the full homestead exemption).
MONTGOMERY EAST is a thin-data market right now. With only two closings in the current window, there isn't enough transaction volume to draw a reliable read on pricing trends, days on market, or where a home is likely to land on value. Anyone quoting you a confident number for this community from public data alone is guessing.
That thinness cuts both ways. A seller here can't lean on a stack of comparable closings to justify a number, and a buyer can't assume the last sale sets the market. Pricing has to be built home-by-home, off condition, lot, and direct comparison to what's actually active or pending nearby, not off a community-level average that doesn't really exist yet.
The 60-Second Overview
Montgomery East market snapshot (as of September 12, 2026): the median sale price is about $1.62M ($630 per sq ft over the trailing 12 months of closed sales), and a median 84 days on market for closed sales.
Current MLS listings show no identified community amenities, and closing activity in the recent window has been limited to two transactions, so this reads as a smaller, quieter corner of the Miami-Dade market rather than an amenity-driven community.
The setting & the homes.
Aerial and on-site photos of Montgomery East. Swipe to explore the community.
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Montgomery East
Montgomery East
Montgomery EastPhotos from MIAMI MLS listings in Montgomery East; content deemed reliable but not guaranteed.
Who Montgomery East is best for.
Best for
- Buyers comfortable pricing a home on its own merits rather than off a community average
- Sellers willing to build a custom comparison set instead of relying on recent local closings
- Buyers or sellers who want a broker to dig into the two available closings before advising on price
Probably not for
- Buyers who want a defined amenity package as part of the purchase
- Anyone who needs a robust, multi-closing trend line to feel confident about value
- Sellers expecting a fast, formula-based pricing recommendation with no legwork
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.62M) IS the median in the snapshot above.
Windows contain 0 to 6 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.
24% of homes for sale in ZIP 33156 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 (2026-09-12).
MONTGOMERY EAST Market Scorecard
MONTGOMERY EAST is currently a thin data market. Limited supply, a median asking price of $1,795,000, and homes go under contract in about 22 days.
Typical home value in the 33156 ZIP is $1,543,591, about 129.7% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Montgomery East
Live MLS inventory for Montgomery East. 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 Montgomery East listings as of 2026-09-12, 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 Montgomery East buying strategy.
If we were buying in Montgomery East 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 Montgomery East.
A market too small to average
Two closings is not a trend line. It is two houses, each with its own condition, lot, and negotiation history. Treat any per-square-foot or median figure derived from a sample this size as a starting conversation, not a conclusion.
The listing data also does not surface a defined amenity package for MONTGOMERY EAST, which suggests the value proposition here is tied to the individual home and its lot rather than a shared clubhouse, pool, or gated feature set. That makes home-by-home due diligence more important than it would be in a heavily amenitized community.
The location and the amenities are priced into every listing in Montgomery East. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction volume, the value of a broker is in knowing which of the two recent closings actually compares to your situation, and where to look outside MONTGOMERY EAST itself for a fair pricing picture. We will tell you plainly when the data is too thin to support a number and help you build the comparison set instead of pretending one already exists.
Montgomery East in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Montgomery East 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 Montgomery East sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Montgomery East, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Montgomery East home worth?
Get a no-obligation home value based on real comparable sales in Montgomery East, 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 Montgomery East on the map →
Frequently Asked Questions
What is the median home price in Montgomery East?
How long do homes in Montgomery East take to sell?
Have Montgomery East home prices gone up?
Who is the best real estate agent for Montgomery East?
How do I find a top Pinecrest real estate agent who knows Montgomery East?
Can Momentum Realty connect me with an agent for Montgomery East?
Should you buy in Montgomery East?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Montgomery East with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (42 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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