Community · Miami, FL
The Tropics Miami, FL Homes For Sale & Real Estate
The Tropics, Miami, FL, is a community in Miami-Dade County with 18 homes for sale right now. The Tropics Amd is a community in Miami, Miami-Dade County, Florida.
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Market Overview
The Tropics real estate market
There are 18 active listings for sale in The Tropics right now. The median list price is $582,000, or about $360 per square foot. Listings span $319,999 to $950,000, so there is inventory across most budgets. Homes are averaging 194 days on market. These figures update from the MLS as the market moves.
The Tropics Market Stats
MLS data updated October 6, 2026- Active Listings
- 18
- Median List Price
- $582,000
- Median $/Sq Ft
- $360
- Avg Days on Market
- 194
- Price Range
- $319,999 to $950,000
Frequently Asked Questions
- How many homes are for sale in The Tropics?
- There are 18 active listings for sale in The Tropics right now, and these counts update from the MLS as homes come on the market and go under contract. Prices cluster fairly closely, with the top of the market about 3.0 times the entry level. Ask us to set up a search alert and you will see new The Tropics listings the day they reach the market.
- What is the median home price in The Tropics?
- The median list price in The Tropics is $582,000, or roughly $360 per square foot. The median is the midpoint of what is currently listed, so about half of The Tropics homes ask more and half ask less, within a broader range of $319,999 to $950,000. The median sits near the middle of that range, so The Tropics inventory is spread fairly evenly rather than bunched at one end. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in The Tropics cover?
- Homes for sale in The Tropics currently range from about $319,999 at the entry level to $950,000 at the top of the market. That spread reflects lot size, square footage, and finish level across the single-family homes here, with the median list price around $582,000. The spread is moderate, so there is real choice here without the extremes some markets show. Tell us your budget and must-haves and we will send the The Tropics listings that actually fit.
- How long do homes take to sell in The Tropics?
- Homes in The Tropics are averaging 194 days on market, measured from the day a listing goes live to the day it goes under contract. That is a slow pace, so sellers here should expect to price carefully and buyers often have time to compare before committing. Days on market in The Tropics also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
About The Tropics
The Tropics, Miami, FL, is a community in Miami-Dade County with 18 homes for sale right now. The Tropics Amd is a community in Miami, Miami-Dade County, Florida. Active listings are priced from $349,999 to $1,200,000. Homes were built between 1925 and 2026. Pure Equity lists homes in The Tropics and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Homes & Architecture
Homes for sale in The Tropics
Homes for sale in The Tropics offer 2 to 5 bedrooms and 1 to 5 baths. Floor plans span roughly 572 to 2,832 square feet. The mix here includes single family, multi-family and land homes. Current prices run from $319,999 to $950,000. The homes on the market were built between 1924 and 2026.
Schools
Schools near The Tropics
Homes for sale in The Tropics are typically zoned for the Miami public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Miami-Dade County school district before you buy.
- Elementary School
- Henry E.S. Reeves K-8
- Middle School
- Madison
- High School
- Miami Central
HOA
Does The Tropics have an HOA?
Most homes for sale in The Tropics right now report no homeowners association: 16 of the 18 current listings say so. That means no monthly association fee, but also no shared rules or amenities run by an association. Check the listing and the property records for any deed restrictions before you buy.
Recent Sales
Recently sold homes in The Tropics
These are the last 6 recorded closings in The Tropics, with the price each home actually sold for rather than what it was listed at. They closed at a median of $397 per square foot. The most recent closed on August 12, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.
Sold$568,000
Sold · August 12, 2026
3140 NW 97th Street
3 bed · 2 bath · 1,430 sqft · $397/sqft
$3,000 over the asking price
Sold$465,000
Sold · August 3, 2026
9300 NW 32nd Court
3 bed · 1 bath · 966 sqft · $481/sqft
$10,000 under the asking price
Sold$690,000
Sold · July 29, 2026
2934 NW 94th Street
0 bed · 0 bath · 1,944 sqft · $355/sqft
$9,000 under the asking price
Sold$529,000
Sold · July 28, 2026
3520 NW 99th Street
4 bed · 2 bath · 1,202 sqft · $440/sqft
Sold$625,000
Sold · July 24, 2026
3271 NW 102nd Street
5 bed · 3 bath
Sold$594,000
Sold · July 9, 2026
3169 NW 102nd Street
4 bed · 3 bath · 1,638 sqft · $363/sqft
See every recorded sale in The Tropics or find out what your The Tropics home is worth.
Market & Value
The Tropics market and home values
The The Tropics real estate market reads best through the community's own recent activity, not a county-wide average. The median list price in The Tropics is around $582,000, or roughly $360 per square foot. That is close to the Miami-Dade County median, so The Tropics tracks the broader local market rather than sitting at an extreme. Recent asking prices have run from $319,999 to $950,000, so the home you choose within The Tropics matters as much as the community average. Homes here have recently taken about 194 days to go under contract, a useful gauge of how quickly the The Tropics market is moving. For pricing an offer or a listing, comparable sales within The Tropics carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in The Tropics so you work from real numbers, not an estimate.
How It Compares
The Tropics compared to nearby Miami communities
The Tropics sits 5 of 7 on median price among these Miami communities. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Rise | 52 | $1,100,000 | $856 | 130 |
| Paramount Miami Worldcent | 83 | $1,035,000 | $673 | 258 |
| Icon Brickell | 57 | $829,000 | $813 | 164 |
| Icon Brickell | 65 | $770,000 | $761 | 196 |
| The Tropics this page | 18 | $582,000 | $360 | 194 |
| Golf Park | 55 | $535,000 | $323 | 148 |
| Opera Tower | 55 | $345,000 | $479 | 180 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is The Tropics right for you?
It helps to know who The Tropics tends to suit before you tour. The Tropics suits a range of buyers, from first-time owners to move-up families, who want a home in Miami with the everyday conveniences of the area close by. On price, The Tropics lands in the middle of the market, a common fit for move-up buyers and full-time residents. Whether The Tropics is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in The Tropics
The Tropics is a residential neighborhood, and its homeowners association maintains the shared areas and community standards.
Location
The Tropics location
The Tropics is located in Miami, part of Miami-Dade County, Florida. The Miami area's shopping, dining, schools, and parks are all nearby, and the region's job centers, beaches, and airports are within driving distance.
Buying in The Tropics
Buying a home in The Tropics
The buying process in The Tropics is the one used across Miami-Dade County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Property taxes factor into the monthly payment: the median annual property tax in Miami-Dade County is about $3,516. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Miami means you see new listings in The Tropics the day they reach the market.
Selling in The Tropics
Selling a home in The Tropics
Selling a home in The Tropics starts with pricing it correctly for current conditions. List prices in The Tropics currently center around $582,000, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for The Tropics owners in Miami, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your The Tropics home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in The Tropics.
Listing agents and seller representation in The Tropics
Thinking about selling in The Tropics? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in The Tropics sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 194 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving The Tropics. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: listing agents in Miami · understanding your listing agreement · selling a house with a roof at the end of its life
Realtors and real estate agents serving The Tropics
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in The Tropics is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: what is a comparative market analysis? · appraisal vs CMA: which number should you trust? · selling in a difficult situation
Buyer's agents in The Tropics
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in The Tropics, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Miami-Dade County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · timing a listing in the Florida market · buying and selling at the same time
Buying Instead?
Search The Tropics with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in The Tropics?
Ask any listing agent you interview two questions. Which homes have they closed near The Tropics, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $582,000 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Miami-Dade County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in The Tropics?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in The Tropics, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in The Tropics?
You are not legally required to use one, but most buyers in The Tropics do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Miami-Dade County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up The Tropics property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Miami-Dade County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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