Palmland Homes South
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
PALMLAND HOMES SOUTH NO T is showing a median price of $480,000 against a median price per square foot of $367.65, which puts the value story on the size and condition of the individual home rather than any shared amenity package. With only three closings in the current window, this is a thin data set — treat the median as directional, not a settled market number, and expect the next handful of sales to move it.
A median of 35 days on market suggests homes here are not sitting, but with so few closings feeding that figure, it is more a snapshot than a trend. Sellers should price to the comparable that most closely matches their home's condition and size rather than leaning on the community median alone; buyers should do the same due diligence on a per-listing basis since there is not enough volume yet to lean on averages.
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 PALMLAND HOMES SOUTH NO T 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
PALMLAND HOMES SOUTH NO T is a Miami-Dade County community currently trading in a low-volume window, with pricing driven almost entirely by individual home characteristics rather than shared community features.
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 Palmland Homes South is best for.
Best for
- Buyers focused on the home itself rather than a shared amenity package
- Buyers or sellers willing to price carefully against a small, current comp set
- Move-in-ready or condition-driven purchases where per-square-foot value is the main lever
Probably not for
- Buyers who want a large pool of recent sales to validate pricing before committing
- Buyers specifically seeking community amenities as part of the purchase decision
- Sellers expecting the community median alone to set their asking price without home-specific adjustment
The market around Palmland Homes South
Palmland Homes South is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
ZIP and county figures describe the wider market, not Palmland Homes South specifically. Momentum Research analysis of MLS records.
The Palmland Homes South buying strategy.
If we were buying in Palmland Homes South 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 Palmland Homes South.
Reading a thin data set correctly
Three closings is not enough to establish a firm pattern, but it is enough to work with if you know how to read it. The median price per square foot of $367.65 tells you what buyers are currently willing to pay for square footage in this pocket of Miami-Dade, and it should be your starting point for evaluating any specific listing — adjust from there based on lot size, updates, and condition rather than assuming a flat community-wide value.
No community amenities are identified from current MLS listings, meaning the appeal here is the homes and the location itself rather than shared recreational or lifestyle features. That is not a negative — it just means the comparison set for pricing purposes should stay narrow and property-specific rather than benchmarked against amenity-heavy neighborhoods nearby.
The location and the amenities are priced into every listing in Palmland Homes South. 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 good outcome and a mediocre one comes down to how carefully the available comps are read. We pull every relevant closing, weigh condition and size adjustments property by property, and give you a pricing position built on evidence rather than a community-wide average that three sales can't fully support.
Palmland Homes South in 15 seconds.
Tools for a Palmland Homes South 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 Palmland Homes South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Palmland Homes South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Palmland Homes South home worth?
Get a no-obligation home value based on real comparable sales in Palmland Homes South, 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 Palmland Homes South on the map →
Should you buy in Palmland Homes South?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
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 Palmland Homes South No T
Development, infrastructure, retail, and school activity affecting Palmland Homes South No T, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Schools
Nonprofit buys Lapis student housing near FIU in Sweetwater for $168.5M
The Affordable Housing Preservation Corp. bought the 21-story, 293-unit Lapis at 795 SW 110th Ave., financed with bonds issued through the Public Finance Authority. Once the bonds are repaid, FIU can take ownership at no cost, and net cash flow is planned to fund free housing scholarships for eligible students. The deal includes a payment in lieu of taxes agreement with Sweetwater.
What it may mean for the marketThe building adds a university-linked housing option with about 1,086 beds near the FIU campus, easing demand on nearby rental housing. The project is about 5 miles north of Palmland Homes South No T, elsewhere in Miami-Dade County.
Source: Bisnow - 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 northeast of Palmland Homes South No T.
Source: Bisnow - October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The site is about 5 miles east of Palmland Homes South No T.
Source: Miami Today - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 5 miles northeast of Palmland Homes South No T.
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 12 miles northeast of Palmland Homes South No T.
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 9 miles northeast of Palmland Homes South No T.
Source: Miami Today
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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