South Tamiami Heights
Homes for Sale in Naples, FL
True comps, carrying-cost math, and listings before the portals.
Photo via fgc
South Tamiami Heights is a small, older pocket of Naples housing stock — 73 homes with a median build year of 1973 and a range stretching back to 1935 and as recent as 2018. That spread means condition, not just location, is doing most of the work on price. A 1930s-era home and a 2018 build sitting on the same street are not competing on the same terms, and buyers need to evaluate each listing on its own merits rather than assume a neighborhood-wide price story.
With only 73 homes total and a one-month closings window feeding this snapshot, the data pool is thin enough that any single sale can swing the read. Treat pricing here as directional, not definitive, and lean on a current comparative analysis of the specific home rather than a neighborhood average.
Who South Tamiami Heights is best for.
Best for
- Buyers seeking a smaller-footprint home and comfortable evaluating an older structure on its individual merits.
- Owner-occupant buyers planning to hold long-term rather than flip quickly.
- Buyers who do not need a packaged amenity set and are prioritizing location and price over shared facilities.
Probably not for
- Buyers who want new or near-new construction as a baseline expectation.
- Buyers who want an HOA-run amenity package such as a pool or clubhouse included in the purchase.
- Buyers uncomfortable underwriting condition risk across a wide range of build years.
The market around South Tamiami Heights
South Tamiami Heights is too small for its own price trend, so here is the market around it.
In ZIP 34112, 3 homes are on the market and 0% are under contract — a slower corner of Naples.
Across Collier County, 44 homes are active and 13 pending (23% under contract).
Homes here are singlefamilyresidence.
ZIP and county figures describe the wider market, not South Tamiami Heights specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in South Tamiami Heights, Naples
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Deemed reliable but not guaranteed.
Homes For Sale Right Now in South Tamiami Heights
Live MLS inventory for South Tamiami Heights. 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 South Tamiami Heights listings as of 2026-08-05, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The South Tamiami Heights buying strategy.
If we were buying in South Tamiami Heights 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 South Tamiami Heights.
An older housing stock with no packaged amenities
The defining fact about South Tamiami Heights is age and scale: a median year built of 1973, a range running from 1935 up through 2018, and a total inventory of just 73 homes. That combination means the neighborhood was built out gradually rather than delivered as a single subdivision, and it shows in the mix of architectural eras a buyer will encounter here. There is no community amenity package identified from current MLS listings — no clubhouse, pool, or gated infrastructure baked into the deal. Whatever a buyer is paying for, it is the home and the location, not shared recreational infrastructure.
At a median living area of 1,430 square feet, this is a compact-home market, which tends to favor buyers looking for a smaller footprint or a starter/downsizing purchase over those shopping for larger, newer construction. The homestead share of 60% suggests a meaningful base of owner-occupied housing, which can translate to steadier turnover patterns than a market with heavier investor or short-term rental concentration — though with only 73 homes in the entire community, any given month's activity should be read with that small sample in mind.
The location and the amenities are priced into every listing in South Tamiami Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this small, with homes spanning eight decades of construction and no standardized amenity package to lean on, generic neighborhood comps do not tell you much. We evaluate each South Tamiami Heights property against its actual peers — similar build era, similar condition, similar square footage — rather than a blended neighborhood average that can mislead in a market this thin.
South Tamiami Heights 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 South Tamiami Heights 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 South Tamiami Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Tamiami Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your South Tamiami Heights home worth?
Get a no-obligation home value based on real comparable sales in South Tamiami Heights, 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 South Tamiami Heights 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.
15% of homes for sale in ZIP 34112 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 (2026-08-18).
Frequently Asked Questions
How many homes are in South Tamiami Heights?
What share of South Tamiami Heights is owner-occupied?
When were the homes in South Tamiami Heights built?
Do cash buyers compete in South Tamiami Heights?
Who is the best real estate agent for South Tamiami Heights?
How do I find a top Naples real estate agent who knows South Tamiami Heights?
Can Momentum Realty connect me with an agent for South Tamiami Heights?
Should you buy in South Tamiami Heights?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near South Tamiami Heights with Momentum Realty’s local guides.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 34112)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (22 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 fgc 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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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See how South Tamiami Heights fits the bigger picture — live prices, inventory, and Momentum Scores:
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