Vivian
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
VIVIAN SUB shows no closed sales in the current MLS window, which means there is no recent transaction data to anchor a price read. That is not the same as saying nothing is happening here; it means the market has gone quiet enough that we cannot point to a trend line, a median, or a pace of sale with any confidence.
For a buyer or seller, that gap is itself the signal. Pricing a listing or making an offer in this community right now has to lean on comparable areas and direct diligence rather than on this community's own recent closings, since there simply are not enough to read.
Nearby homes for sale
No active listings inside VIVIAN SUB right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
VIVIAN SUB, in Miami-Dade County, currently has no closed sales on record in the MLS feed and no community amenities identified from active listings, which puts it outside the range of communities we can describe with hard local statistics.
MIAMI REALTORS sales records identify 18 homes in VIVIAN that have changed hands since 2010, built between 1954 and 1955 (median 1955), with a median living area of about 1,647 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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Vivian is best for.
Best for
- A buyer with a specific property already in mind who is prepared to do independent valuation work
- An investor comfortable pricing off nearby comparable areas rather than in-community sales history
- A seller who wants to test a listing in a low-competition environment and is open to a longer marketing timeline
Probably not for
- A buyer who wants recent sales data and a clear median price before making an offer
- Anyone relying on established community amenities as part of the decision
- A buyer who needs a fast, data-driven comparison against other active communities
The market around Vivian
Vivian is too small for its own price trend, so here is the market around it.
In ZIP 33169, 180 homes are on the market and 13% are under contract — a slower corner of .
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33169, 170 homes closed in the last 12 months at a median of $545K ($350/sq ft), down 4.1% year over year, with a median 53 days on market. Right now 114 active and 19 pending listings — a buyer's market. See the live ZIP 33169 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Vivian specifically. Momentum Research analysis of MLS records.
The Vivian buying strategy.
If we were buying in Vivian 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 Vivian.
A market with no recent print
When a community shows zero closings in the tracked window, it usually means one of two things: very low turnover, or a small enough footprint that sales cluster infrequently. Either way, the practical effect is the same — there is no median price, no days-on-market figure, and no sale-count trend to cite for VIVIAN SUB as of this snapshot.
The MLS also does not identify any community amenities from current listings. That does not mean none exist; it means active listing data has not surfaced them. Anyone evaluating this community should treat amenities, condition, and value as things to verify directly rather than assume.
The location and the amenities are priced into every listing in Vivian. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction data, the value we add is not reciting stats that do not exist — it is doing the legwork: pulling comparable sales from adjacent areas, checking permit and condition history on any specific property, and giving you a straight answer on what a fair number looks like before you commit to one.
Vivian 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 Vivian 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 Vivian sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vivian, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vivian home worth?
Get a no-obligation home value based on real comparable sales in Vivian, 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 Vivian on the map →
Should you buy in Vivian?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (19 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 VIVIAN SUB fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Vivian
Where is Vivian?
Vivian is a community in Miami-Dade County, Florida, ZIP 33169.
Are there homes for sale in Vivian right now?
No active listings inside Vivian at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Vivian have an HOA or CDD?
No HOA is on record for Vivian in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Vivian with Momentum Realty’s local guides.