The Tamiami Lakes market

Market report · Neighbourhood · Jun 2026

The Tamiami Lakes market, in numbers

Homes in Tamiami Lakes typically sell in about 45 days, prices are up 42.9% on a year ago. With 15.0 months of inventory, it’s a buyer’s market.

Median sale price

$650k

↑ +32.7% MoM↑ +42.9% YoY

3 sales closed in Jun 2026

Median rent

$2,200/mo

3 leases closed in Jul 2026

Time to sell

45 days

typical days on market

Days from listing to going under contract.

Months of inventory

15.0 mo

buyer’s market

Low sample

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

Gross rental yield

4.1%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

Sells 53 days faster than Miamidays on market

Your questions, answered

Straight answers from Tamiami Lakes’s closed transactions.

What does a home here cost?

The median sale closed at $650k in Jun 2026, up 42.9% on a year ago. Typical sales ranged $515k–$650k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $4,436/mo including taxes and HOA — comfortable at a household income around $177k a year, using the 30% rule. Renting instead costs $2,200/mo.

Is now a good time to buy?

15.0 months of inventory points to a buyer’s market. Prices are still climbing, so waiting has a cost.

How fast do homes sell?

About 45 days from listing to contract in Jun 2026. The pace picks up toward March and slows around December.

How much room is there to negotiate?

Not enough closed sales this month to measure — the price-cut chart below is the best proxy.

When is the best time to list?

Closings peak in March and bottom out around December. Listing four to six weeks ahead of the peak historically gets the most eyes.

Is it a good rental investment?

A year of median rent ($2,200/mo) equals 4.1% of the median sale price, before fees and taxes.

Buying vs renting

Price-to-rent ratio is 24.6 — buying typically starts to beat renting after roughly 8–10 years here.

To buy — median sale price

Sale price, $

$650k↑ +32.7% MoM↑ +42.9% YoY

Jun 2026 — median $650k · 3 sales · 45 days on market

$200k

$400k

$600k

$800k

$1.0M

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

To rent — median monthly rent

Monthly rent, $

$2,200/mo

Jul 2026 — median $2,200/mo · 3 leases · 36 days on market

$1,000

$2,000

$3,000

$4,000

$5,000

Aug ’25

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.

What each size costs

Medians over the last 12 months.

Beds

To buy

To rent

Volume

1 bed

—

$1,400/mo

1 closed Low sample

2 beds

$418k

$2,250/mo

9 closed

3 beds

$493k

$3,098/mo

23 closed

What sells here

Sales mix and median price by property type, last 12 months.

Condo

$260k

4% of sales · 1 closed

Low sample

House

$723k

35% of sales · 9 closed

Townhouse

$460k

62% of sales · 16 closed

Market depth

Supply and demand

Listings per month

Jul 2026 — 0 closed · 5 new · 40 active

Aug ’24

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in March

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Jul 2026 — 38% of active listings cut · median cut 5.2%

25%

50%

75%

Aug ’24

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.07 per sqft · Jun 2026

$0.03

$0.05

$0.08

$0.10

$0.13

$0.15

Aug ’24

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

Median monthly HOA fee per square foot among closed sales.

How neighbourhoods compare across Miami

Median sale price, last 12 months. Tap a row to open its report.

College Groves

$8.74M↑ +192.1% YoY

Ponce-Davis

$7.97M

Miami International Airport

$6.69M

Helms Country Estates

$4.17M

$3.28M↑ +112.2% YoY

$2.93M

$2.68M

$2.65M↑ +149.6% YoY

$2.14M↑ +25.7% YoY

$2.05M

$2.03M

$2.02M

$1.89M↑ +78.8% YoY

$1.82M↓ −12.6% YoY

$1.7M

$1.66M↓ −27.5% YoY

$1.54M↑ +87.8% YoY

$1.53M↑ +7.4% YoY

$1.5M

$1.31M↑ +35.7% YoY

$1.3M↓ −0.5% YoY

$1.14M↑ +1886.8% YoY

$1.01M↑ +47.9% YoY

100 Hidden Bay Condominiums

$984k

$954k

$939k↑ +32.8% YoY

$887k

$833k

$805k↑ +687.0% YoY

$793k

$784k

$777k↓ −9.1% YoY

Allapattah Sunny Gardens

$775k

$770k↑ +133.2% YoY

$766k

$756k↑ +33.2% YoY

$756k↓ −3.1% YoY

$724k

$724k↑ +23.7% YoY

$711k↓ −67.0% YoY

$672k↓ −63.8% YoY

$666k

Grapeland Heights Estates

$633k↑ +58.0% YoY

$630k↓ −4.3% YoY

$627k↓ −54.2% YoY

$620k↑ +5.2% YoY

$618k↑ +11.2% YoY

$610k↑ +36.7% YoY

$600k

55 Merrick Condominiums

$595k

$592k↑ +24.7% YoY

$575k↑ +76.8% YoY

$574k↓ −34.6% YoY

$573k↑ +5.0% YoY

$559k↑ +13.4% YoY

$557k↓ −16.7% YoY

$535k↑ +19.7% YoY

$534k↑ +1.1% YoY

$533k↑ +5.7% YoY

$530k↑ +71.5% YoY

$529k↑ +2.0% YoY

$519k

$519k

$515k↑ +42.9% YoY

$512k↑ +9.6% YoY

$509k↓ −27.2% YoY

$498k↓ −17.7% YoY

$493k

Westview Country Club

$489k

Little Haiti

$485k↑ +25.0% YoY

Oak Grove

$477k↓ −12.1% YoY

Mystic Pointe at Aventura

$474k↓ −5.4% YoY

$473k↓ −55.7% YoY

$470k↓ −29.7% YoY

$467k↓ −2.0% YoY

$467k↑ +21.8% YoY

$467k↑ +14.3% YoY

$462k↑ +16.0% YoY

$460k↓ −0.5% YoY

$453k

$450k↑ +13.6% YoY

$450k

$448k↓ −24.8% YoY

Biscayne Yacht and Country Club

$433k↓ −1.7% YoY

North Shore Heights

$425k↓ −2.9% YoY

Winston Park

$417k↓ −4.0% YoY

Gables Court

$412k↓ −24.9% YoY

University Inn Condominium

$410k

$409k↓ −48.0% YoY

$390k↓ −32.5% YoY

$367k↓ −15.1% YoY

$358k↑ +50.8% YoY

$353k

$353k

$351k↑ +84.5% YoY

$342k↑ +56.9% YoY

$330k↓ −35.9% YoY

$328k↓ −23.3% YoY

$324k

100

Parc Central Aventura

$321k

101

International Gardens

$317k↓ −9.0% YoY

102

Riverside Manor

$310k

103

Kendale Lakes West

$301k↑ +9.7% YoY

104

Aqua Vista Towhhomes

$300k

105

Kings Meadow

$300k

106

Highland Village

$290k

107

California Club

$285k↓ −47.8% YoY

108

Heron of the Hammocks

$283k

109

Kendale Lakes Center

$252k

110

Ojus

$250k↓ −18.1% YoY

111

Andover Lakes

$244k↓ −69.2% YoY

112

Bayview Palms Condominiums

$193k

113

Gateway House Condominium

$170k

114

Bayview Palms

$155k

115

Crestview Towers

$108k↓ −44.5% YoY

Homes for sale in Tamiami Lakes →Rentals in Tamiami Lakes →

Based on 85 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.