The Tropics
Homes for Sale in Miami, FL
All 4,610 homes for sale in Miami, FL · median $518,425 · 74 homes for sale in 33147 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, the Tropics Addn in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 11 recorded sales closed at a median of $485,000, $361 per square foot, a median 14 days on market, sellers accepting 96% of original asking (-16% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $8,530 ($7,820 with the full homestead exemption).
| Location | Miami, Miami-Dade County, FL · ZIP 33147 |
|---|---|
| Sale prices, last 12 months | $485,000 median across 11 closed sales · $361 per sq ft · -15.9% vs the prior 12 months |
| Days on market (closed sales) | 14 median |
| For sale right now | 1 active, 0 pending · median asking $715,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2014 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “THE TROPICS ADDN key facts,” movewithmomentum.com/neighborhoods/the-tropics-addn, data as of September 20, 2026.
Last 30 days in The Tropics: 1 new listing (median asking $525,000). As of September 23, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
The Tropics Addn is pricing on a meaningful pullback right now. The median sale sits at $487,500, down 13.1% year over year, and with a market heat score of 17, this is a buyer-postured stretch, not a competitive one. Price per square foot at $303.99 gives a workable read on value across the small number of closings the feed is tracking, but with only 10 sales in the window, any single transaction can move the median more than it would in a deeper market.
A median 37 days on market tells you homes here are not moving in a rush. That's room to negotiate for buyers, and a signal for sellers to price to the current trend rather than last year's comps. Condition and pricing discipline matter more than timing the market in a stretch like this.
The Tropics right now
🔴 Off the recent peak. The trailing-12-month median ($485K) is down 15.9% from the prior 12 months ($577K). With about a dozen 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 20. Confidence: Medium (11 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 30, 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
The Tropics market snapshot (as of September 20, 2026): the median sale price is about $485K ($361 per sq ft over the trailing 12 months of closed sales), and a median 14 days on market for closed sales. The trailing-12-month median is down 16% from the prior 12 months, computed from record-level MIAMI MLS closed sales (11 closings in the current window).
In ZIP 33147 (Miami), 181 homes closed in the last 12 months at a median of $462K ($368/sq ft), up 3.3% year over year, with a median 45 days on market. Right now 39 active and 33 pending listings — a healthy market. See the live ZIP 33147 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 289 homes in THE TROPICS that have changed hands since 2006, built between 1920 and 2016 (median 1954), with a median living area of about 1,260 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
The Tropics Addn is a Miami-Dade community currently trading at a median of $487,500, with pricing that has softened over the past year and a sales pace that favors patient buyers over quick decisions.
Who The Tropics is best for.
Best for
- Buyers who have flexibility on timeline and want to negotiate from a softening price trend.
- Buyers comfortable underwriting a purchase using price-per-square-foot as the primary value anchor given the limited sales data.
- Buyers who want to enter at a point where year-over-year pricing has already corrected rather than trying to catch a peak.
Probably not for
- Buyers who want a deep, active comp set to validate every pricing assumption before writing an offer.
- Buyers expecting a fast, competitive-offer environment — the current pace runs closer to a month or more on market.
- Sellers unwilling to price to the current downward trend rather than last year's comparable sales.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($485K) IS the median in the snapshot above, and the move from 2025 ($577K) IS the -15.9% one-year change.
Windows contain 0 to 15 sales each (11 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 2014 through 2026. Deemed reliable but not guaranteed.
40% of homes for sale in ZIP 33147 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 (2026-09-27).
The Tropics Market Scorecard
The Tropics is currently a balanced market., a median asking price of $715,000, and homes go under contract in about 0 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in The Tropics
Live MLS inventory for The Tropics. 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 The Tropics listings as of 2026-09-23, 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 2014 through 2026. Tap any home to ask about it.
Every Home for Sale in The Tropics Addn Right Now (1)
All 1 active and pending The Tropics Addn listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3630 NW 98th St · $525,000 · 3 bd / 2 ba · listed Sep 24, 2026 · listed by Keller Williams Elite Properties
The The Tropics buying strategy.
If we were buying in The Tropics 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 The Tropics.
A Market in Correction, Not Collapse
The 13.1% year-over-year decline in median price is the headline number here, and it's paired with a market heat score of 17 — low enough to confirm this is currently a buyer's environment. That combination usually means sellers who need to move are pricing to reality rather than holding out, and buyers who come in with a clean offer and realistic expectations have leverage they wouldn't have in a hotter cycle.
With only 10 closings in the current window, this is a thin market by transaction count, so the median and price-per-square-foot figures should be read as directional rather than exact. A 37-day median days-on-market suggests homes aren't sitting for months, but they aren't going under contract in a bidding war either. Momentum's read: this is a market where the deal is made on price and terms, not urgency.
The location and the amenities are priced into every listing in The Tropics. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, softening market like this one, the value of local, current data goes up — a handful of closings can swing the numbers, and knowing which comps are noise versus signal matters. We track this market closing by closing so you're negotiating from the real current trend, not a stale year-old numbers.
The Tropics 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 The Tropics 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 The Tropics sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Tropics, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Tropics home worth?
Get a no-obligation home value based on real comparable sales in The Tropics, 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 all homes for sale in Miami →
Recently off market in THE TROPICS ADDN
Homes in THE TROPICS ADDN that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 3601 NW 102nd St · off market
- 9300 NW 32nd Ct · off market
Frequently Asked Questions
What is the median home price in The Tropics?
How long do homes in The Tropics take to sell?
Who is the best real estate agent for The Tropics?
How do I find a top Miami real estate agent who knows The Tropics?
Can Momentum Realty connect me with an agent for The Tropics?
Where is The Tropics, and what county is it in?
Should you buy in The Tropics?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 23, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (99 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how THE TROPICS ADDN fits the bigger picture — live prices, inventory, and Momentum Scores:
More on The Tropics
- Home values · What homes in The Tropics actually sell for
Nearby Communities
Explore more neighborhoods near The Tropics with Momentum Realty’s local guides.