Siena North
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Siena North in Miami, FL has 5 homes for sale and 2 pending, asking from $775,000 to $1,150,000 (median $840,000). Over the 12 months ending 2026-09-12, 8 recorded sales closed at a median of $705,000, $322 per square foot, a median 89 days on market, sellers accepting 94% of original asking (-9% versus the prior year). Homes listed or recently sold were built 2022–2023. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,400 ($11,690 with the full homestead exemption).
Homes For Sale Right Now in Siena North
Live MLS inventory for Siena North. 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 Siena North 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 2023 through 2026. Tap any home to ask about it.
Siena North's pricing right now is being set by relatively few transactions, so any single closing carries outsized weight on the numbers. The median sits at $710,000, with price per square foot running near $323 — a figure that reflects the mix of homes that happened to sell rather than a broad, stable trend line.
The year-over-year figure is down 8.4%, and homes are taking roughly ten weeks to close on average. Read together, that points to a market where sellers need to price to the moment, not to last year's comps, and buyers have more room to negotiate on terms and timeline than they would in a faster-moving segment.
Siena North right now
🔴 Off the recent peak. The trailing-12-month median ($705K) is down 9.0% from the prior 12 months ($775K). With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 12. Confidence: Medium (8 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Siena North market snapshot (as of September 12, 2026): the median sale price is about $705K ($322 per sq ft over the trailing 12 months of closed sales), and a median 89 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level MIAMI MLS closed sales (8 closings in the current window).
Siena North is trading in a lower-volume window, which means the median price and per-square-foot figures should be read as directional rather than definitive until more closings accumulate.
The setting & the homes.
Aerial and on-site photos of Siena North. Swipe to explore the community.
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Siena NorthPhotos from MIAMI MLS listings in Siena North; content deemed reliable but not guaranteed.
Who Siena North is best for.
Best for
- Buyers who have flexibility on timeline and want to negotiate from a softening market
- Sellers who can price realistically to current conditions rather than last year's numbers
- Buyers focused on the home and location itself rather than a shared amenity package
Probably not for
- Buyers who need a fast close in a high-volume, highly liquid market
- Sellers expecting last year's pricing to still hold
- Buyers who want a defined amenity package as part of the purchase decision
The Siena North buying strategy.
If we were buying in Siena 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 Siena North.
Reading a thin market correctly
With only nine closings in the current window, Siena North doesn't yet offer the kind of deep, liquid comp set that makes pricing straightforward. A single higher- or lower-end sale can shift the median noticeably, so buyers and sellers alike should treat the $710,000 median and $323 per-square-foot figure as a snapshot, not a formula.
The 71-day median days-on-market figure suggests homes here aren't moving on the first weekend, and the year-over-year decline of 8.4% tells us the market has softened somewhat from where it stood a year ago. No community amenities are identified from current MLS listings, which means the value case here is likely built on the homes and the location themselves rather than a shared amenity package — worth confirming directly against any specific listing before assuming otherwise.
The location and the amenities are priced into every listing in Siena North. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few closings, comp selection is not mechanical — it takes judgment about which sales are actually comparable and which are outliers. We walk every relevant closing with you before you set a list price or write an offer, so you're negotiating from an accurate read of where this market actually sits, not a stale average.
Siena North 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 Siena 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 Siena North sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Siena 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 Siena North home worth?
Get a no-obligation home value based on real comparable sales in Siena 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.
See homes for sale in Siena North on the map →
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.
29% of homes for sale in ZIP 33177 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).
SIENA NORTH Market Scorecard
SIENA NORTH is currently a thin data market. Limited supply, a median asking price of $840,000, and homes go under contract in about 50 days.
Typical home value in the 33177 ZIP is $574,509, about 48.9% 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.
Frequently Asked Questions
What is the median home price in Siena North?
How long do homes in Siena North take to sell?
Who is the best real estate agent for Siena North?
How do I find a top Miami real estate agent who knows Siena North?
Can Momentum Realty connect me with an agent for Siena North?
Should you buy in Siena North?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Siena North 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 2023 (20 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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