VILLAS OF MIAMI LAKES CON
Homes for Sale in Miami Lakes, FL
True comps, carrying-cost math, and listings before the portals.
Photo via miami
With only four closings in the current window, any single sale can swing the numbers here, so treat the $309,000 median and the -9.1% year-over-year figure as directional rather than precise. What the data does show consistently is a price-per-square-foot around $338.62, which suggests unit size and condition are doing more to set value than any broad market trend.
A median of 56 days on market is a meaningful stretch for a smaller community like this, and it tells you pricing needs to be realistic from day one rather than tested with a high ask. Sellers who price to the recent comps move; sellers who chase last year's numbers sit.
VILLAS OF MIAMI LAKES CON right now
🔴 Off the recent peak. The trailing-12-month median ($309K) is down 9.1% from the prior 12 months ($340K). 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 closed sales, 12-month windows ending July 20. Confidence: Low (4 and 7 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
VILLAS OF MIAMI LAKES CON market snapshot (as of July 20, 2026): the median sale price is about $309K ($339 per sq ft over the trailing 12 months of closed sales), and a median 56 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level miami closed sales (4 closings in the current window).
Villas of Miami Lakes Con is a lower-volume condo/villa community where a handful of transactions shape the entire pricing picture, so context matters more here than in larger developments.
Who VILLAS OF MIAMI LAKES CON is best for.
Best for
- A buyer targeting a lower price point in the Miami Lakes area without a need for building amenities.
- An investor or owner-occupant comfortable evaluating value primarily on price-per-square-foot and unit condition.
- A seller with a well-maintained, updated unit who can price against recent per-square-foot comps rather than an outdated median.
Probably not for
- A buyer who wants on-site recreational or common-area amenities as part of the purchase.
- A seller expecting a fast sale — the median days on market here runs well over a month.
- A buyer or seller who needs a large, stable comp set to feel confident in pricing; this community's data is thin.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($309K) IS the median in the snapshot above, and the move from 2025 ($340K) IS the -9.1% one-year change.
Windows contain 2 to 7 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 2018 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.
23% of homes for sale in ZIP 33014 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).
VILLAS OF MIAMI LAKES CON Market Scorecard
VILLAS OF MIAMI LAKES CON is currently a balanced market., and homes go under contract in about 33 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in VILLAS OF MIAMI LAKES CON
Live MLS inventory for VILLAS OF MIAMI LAKES CON. 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 VILLAS OF MIAMI LAKES CON listings as of 2026-08-18, 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 2018 through 2026. Tap any home to ask about it.
The VILLAS OF MIAMI LAKES CON buying strategy.
If we were buying in VILLAS OF MIAMI LAKES CON 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 VILLAS OF MIAMI LAKES CON.
A Thin-Volume Market
Four closings in the reporting window is not enough to draw firm conclusions about direction — it's enough to know what recently traded and roughly what it traded for. The -9.1% year-over-year change should be read alongside that small sample: it may reflect a shift in unit mix or condition among the few homes that sold rather than a broad repricing of the community.
The price-per-square-foot figure of $338.62 is the more stable anchor of the two metrics, since it normalizes for unit size. Buyers and sellers alike should lean on that number, plus recent comparable condition, more than the median price alone. No community amenities are identified in current MLS listings, so value here is being driven by the unit itself — location within Miami Lakes, layout, and upkeep — not by shared recreational features.
The location and the amenities are priced into every listing in VILLAS OF MIAMI LAKES CON. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few closings, pulling the right comps and reading them correctly is the whole game. We track every recent sale here in real time, price-per-square-foot included, so you're not negotiating off a stale or misleading median.
VILLAS OF MIAMI LAKES CON 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 VILLAS OF MIAMI LAKES CON 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 VILLAS OF MIAMI LAKES CON sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in VILLAS OF MIAMI LAKES CON, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your VILLAS OF MIAMI LAKES CON home worth?
Get a no-obligation home value based on real comparable sales in VILLAS OF MIAMI LAKES CON, 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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Frequently Asked Questions
What is the median home price in VILLAS OF MIAMI LAKES CON?
How long do homes in VILLAS OF MIAMI LAKES CON take to sell?
Do cash buyers compete in VILLAS OF MIAMI LAKES CON?
Who is the best real estate agent for VILLAS OF MIAMI LAKES CON?
How do I find a top Miami Lakes real estate agent who knows VILLAS OF MIAMI LAKES CON?
Can Momentum Realty connect me with an agent for VILLAS OF MIAMI LAKES CON?
Should you buy in VILLAS OF MIAMI LAKES CON?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (41 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 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.
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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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