Towngate South
Homes for Sale in Miami, FL
All 4,610 homes for sale in Miami, FL · median $518,425 · 164 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Towngate South in Miami, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 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. Homes listed or recently sold were built 1986–1987; 3 of 4 report an HOA (median $67/mo). 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).
| Location | Miami, Miami-Dade County, FL · ZIP 33186 |
|---|---|
| Sale prices, last 12 months | $575,000 median across 4 closed sales · $337 per sq ft |
| Days on market (closed sales) | 16 median |
| For sale right now | 2 active, 1 pending · median asking $675,000 |
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 2012 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “TOWNGATE SOUTH key facts,” movewithmomentum.com/neighborhoods/towngate-south, data as of September 20, 2026.
Last 30 days in Towngate South: 3 new listings (median asking $630,000), 1 under contract right now. 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.
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 2026-09-23, 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 2012 through 2026. Tap any home to ask about it.
Every Home for Sale in Towngate South Right Now (3)
All 3 active and pending Towngate South listings with a detail page, newest first, refreshed twice a day from the MLS.
- 11708 SW 114th Ter · $599,900 · 3 bd / 2 ba · listed Sep 22, 2026 · listed by Rejoice Realty Group, Inc.
- 11732 SW 119th Ter · $630,000 · 3 bd / 3 ba · listed Aug 21, 2026 · listed by The Keyes Company
- 11728 SW 118th Ter · $570,000 · 3 bd / 3 ba · pending · listed Jul 2, 2026 · listed by Coldwell Banker Realty
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 20, 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.
In ZIP 33186 (Miami), 588 homes closed in the last 12 months at a median of $560K ($332/sq ft), down 0.7% year over year, with a median 44 days on market. Right now 166 active and 58 pending listings — a balanced market. See the live ZIP 33186 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 101 homes in TOWNGATE SOUTH that have changed hands since 2006, built between 1985 and 1987 (median 1986), with a median living area of about 1,624 sq ft and a typical 3-bedroom, 2.5-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.
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.
The setting & the homes.
Aerial and on-site photos of Towngate South. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Towngate SouthPhotos from MIAMI MLS listings in Towngate South; content deemed reliable but not guaranteed.
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 20 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.
30% of homes for sale in ZIP 33186 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 (2026-09-25).
Towngate South Market Scorecard
Towngate South is currently a balanced market., a median asking price of $675,000, and homes go under contract in about 2 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.
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 dues reported around $67/month (about $804/yr) · median of 5 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $67 per month ($804 a year) — the median AssociationFee across 5 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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.
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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. 3 on record.
- 11455 SW 117 Ct · 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?
Where is Towngate South, and what county is it in?
Should you buy in Towngate South?
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 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:
More on Towngate South
- Home values · What homes in Towngate South actually sell for
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