Towngate South
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Towngate South in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $575,000, $337 per square foot, a median 16 days on market, sellers accepting 98% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,120 ($9,400 with the full homestead exemption).
Jon's Current Read: TOWNGATE SOUTH does not have enough recent closing activity in the current MLS snapshot to support a confident price narrative, and no community amenities are itemized in the listings we can see. That is not unusual for smaller pockets of Miami-Dade inventory, but it means pricing here has to be built from direct comparables and condition, not from a community-wide average.
For a buyer or seller, that puts the weight on the individual listing rather than the neighborhood story. We would rather tell you the data is thin than manufacture a number that is not there. Expect any offer or list-price strategy here to lean on recent comparable sales pulled at the time of the transaction, not a snapshot figure.
The 60-Second Overview
Towngate South market snapshot (as of September 12, 2026): the median sale price is about $575K ($337 per sq ft over the trailing 12 months of closed sales), and a median 17 days on market for closed sales.
TOWNGATE SOUTH sits within Miami-Dade County, and the current MLS feed does not carry a published median price or a documented amenity list for the community, so positioning here depends on a closer, listing-by-listing look rather than aggregate stats.
Who Towngate South is best for.
Best for
- Buyers willing to base a decision on individually pulled comparable sales rather than a community-wide median.
- Sellers comfortable pricing a listing off recent nearby transactions instead of a published aggregate figure.
- Anyone planning to verify HOA or association amenities directly rather than relying on MLS listing remarks.
Probably not for
- Buyers who want a documented price range or median before they start looking.
- Anyone who needs a confirmed amenity list up front without contacting the association directly.
- Investors relying on published closing volume to gauge how actively the community is turning over.
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 ($575K) IS the median in the snapshot above.
Windows contain 1 to 9 sales each (4 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.
TOWNGATE SOUTH Market Scorecard
TOWNGATE SOUTH is currently a thin data market. Limited supply, a median asking price of $720,000.
Typical home value in the 33186 ZIP is $523,582, about 21.2% 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 Towngate South
Live MLS inventory for Towngate South. 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 Towngate South 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 Towngate South buying strategy.
If we were buying in Towngate 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 Towngate South.
What the data gap actually means
When a community shows no recent closings in the tracked window and no amenities pulled from MLS remarks, it usually means one of two things: turnover here is genuinely low, or the inventory that does trade is being marketed without much detail in the public listing fields. Either way, we treat the absence of data as a signal to dig manually rather than a reason to guess.
For TOWNGATE SOUTH specifically, that means pulling comparable closings from the surrounding area, checking HOA or condo documents directly for any shared amenities, and pricing off condition and recent nearby sales rather than a community median that does not currently exist in the feed.
The location and the amenities are priced into every listing in Towngate South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the public data trail is this thin, the value of local, hands-on research goes up, not down. We pull manual comps, verify HOA or association details directly rather than relying on MLS remarks, and make sure you are pricing off real recent transactions instead of an aggregate that is not there.
Towngate South 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 Towngate 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 Towngate South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Towngate 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 Towngate South home worth?
Get a no-obligation home value based on real comparable sales in Towngate 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 all homes for sale in Miami →
Recently off market in TOWNGATE SOUTH
Homes in TOWNGATE SOUTH 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. 4 on record.
- 11455 SW 117 Ct · off market
- 11732 SW 119th Ter · off market
- 11745 SW 116th Ter · off market
- 11937 SW 117th Ct · off market
Frequently Asked Questions
What is the median home price in Towngate South?
How long do homes in Towngate South take to sell?
Who is the best real estate agent for Towngate South?
How do I find a top Miami real estate agent who knows Towngate South?
Can Momentum Realty connect me with an agent for Towngate South?
Should you buy in Towngate South?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Towngate South 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 (72 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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See how TOWNGATE SOUTH fits the bigger picture — live prices, inventory, and Momentum Scores: