Market Analysis · July 2026
Prepared exclusively for
Mary Keating
145 SW 21st Road
Miami, Florida 33129
The Roads
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I'm a full-time real estate professional based in Coral Gables, proudly serving the greater Miami area for over 8 years. I specialize in character homes, investment properties, and relocation — with deep roots in Shenandoah, The Roads, Coral Gables, and the surrounding neighborhoods. Having relocated from New Jersey and built a career here from the ground up, I understand exactly what draws buyers to Miami and what makes neighborhoods like Shenandoah genuinely irreplaceable. I combine market knowledge with a modern, data-driven approach and a marketing engine built to put your home in front of the right buyers.
Prepared for Mary Keating
The Roads corridor is active. Five recent closed sales in immediate proximity to 145 SW 21st Road give us a precise picture of where buyers are transacting — and what features drive premium pricing. The data below is current through July 2026 and confirms a market that rewards well-renovated character homes in the $1.4M–$1.6M range.
| Property | Status | Bed / Bath | Living Area | Days on Mkt | Price | $ / sq ft |
|---|---|---|---|---|---|---|
| Subject 145 SW 21st Rd, Miami 33129 | — | 4 / 2.5 | 1,808 sq ft | — | — | — |
| ✅ Closed Sales | ||||||
| 531 SW 23rd Rd, Miami 33129 | Closed | 3 / 3.5 | 2,086 sq ft | 35 | $1,600,000 | $767 |
| 441 SW 27th Rd, Miami 33129 | Closed | 4 / 4 | 2,332 sq ft | 10 | $1,650,000 | $708 |
| 998 SW 11th St, Miami 33129 | Closed | 5 / 4 | 2,108 sq ft | 132 | $1,370,000 | $650 |
| 431 SW 20th Rd, Miami 33129 | Closed | 3 / 2 | 1,672 sq ft | 8 | $1,420,000 | $849 |
| 1020 SW 22nd St, Miami 33129 | Closed | 3 / 3 | 1,870 sq ft | 43 | $1,255,000 | $671 |
"Tropical Modern" fully renovated 3BR+office. Italkraft kitchen w/ 5-stage reverse osmosis, 2 AC units, CBS construction, flat tile roof, complete impact glass. No pool, room for pool. Listed at $1,750,000, sold for $1,600,000 after 35 days — confirms the $760/sqft range for renovated non-pool homes in this corridor. The subject's 4 bedrooms and detached garage support premium over this sale.
View Listing →Substantially remodeled — all-new plumbing/electrical, new A/C, gas water heater/oven, fireplace (decorative), French doors, EV charging station, complete impact glass, room for pool. Under contract in just 10 days at $1,650,000 — the fastest absorption in the comp set.
View Listing →Main home 4BR/3BA + attached 1BR/1BA in-law suite. Fully remodeled, high-end finishes, above-ground pool, built-in BBQ. Originally listed at $1,600,000 — reduced twice before closing at $1,370,000 after 132 days. The floor for over-priced or slow-to-sell character homes.
View Listing →Turnkey gated home with heated in-ground pool. Complete impact windows, open-concept layout. SOLD OVER LIST — $30,000 above ask in just 8 days. Highest $/sqft in the set at $849.
View Listing →Old Spanish style, 2015 renovations (plumbing, electrical, impact windows, kitchen & baths), vaulted ceilings, exposed beams. Listed at $1,395,000, reduced, closed at $1,255,000 after 43 days. Floor for slower-selling character homes.
View Listing →The Roads market is sending a clear signal: well-renovated, move-in-ready homes with impact glass and desirable features are commanding $700–$850/sqft and moving quickly — 441 SW 27th Rd in 10 days, 431 SW 20th Rd in just 8. The floor is equally clear: overpriced or under-renovated homes settle at $650–$671/sqft after price reductions and extended days on market. The subject's 4-bedroom layout, recent renovation, detached garage, and impact windows throughout position it firmly in the upper half of this range, supporting a target of $1,400,000–$1,500,000.
The Roads is sending a clear signal: two recently renovated homes closed in 10 days or fewer, both at or above their asking prices. The buyer pool for well-prepared 4-bedroom character homes with impact windows is deep and motivated. Closed $/sqft data confirms $650–$849 for this corridor, with faster-selling properties consistently landing above $700/sqft. This environment supports confident positioning in the $1,400,000–$1,500,000 range.
The strongest comp in the set — 431 SW 20th Rd — sold in 8 days at $849/sqft WITH a pool. 441 SW 27th Rd sold in 10 days at $708/sqft. The subject's 4-bedroom layout, recent renovation, detached garage, and impact windows throughout are rare in this corridor. $1,550,000 tests whether a qualified buyer assigns full premium to these features. If no viable offers in 3 weeks, we step down to $1,500,000 — where the market has strong demonstrated demand.
At $829/sqft, the subject prices just below the $849/sqft sold comp (which had a pool) and at a strong value vs. the 10-day close at $708/sqft. This positioning creates immediate buyer recognition — the price is defensible, data-backed, and designed to attract multiple offers within the first two weeks. The renovation quality, 4-bedroom count, and impact windows make $1,500,000 the number that maximizes buyer pool while delivering maximum net to the seller.
The market is signaling we are overpriced relative to competing inventory. Time to reassess.
We are above active buyers' search thresholds. The listing needs a price or marketing adjustment immediately.
Regardless of activity, we conduct a full pricing review at 30 days — reassessing against any new comps, market shifts, and current competition.
Pricing at or just below a round-number psychological threshold dramatically expands the buyer pool. The comp analysis will define that threshold for this specific home. Both strategies target a negotiated close that maximizes net proceeds while minimizing days on market.
Every home is different. Every seller has different priorities. I offer three compensation-based marketing plans so you can choose the level of exposure and service that aligns with your goals — and only pay for what you actually want.
These are actual reels and content produced for real listings — the same quality and strategy applied to your home.
Every home gets professional photography that showcases it at its best. Here are examples from recent sales and active listings.
Per the August 2024 NAR settlement, sellers are no longer required to offer buyer's agent compensation through the MLS. This gives you full flexibility in how you structure your agreement.
The majority of buyers are represented by their own agent. Offering compensation keeps all buyer pools fully open and removes friction at the offer stage — but the amount, if any, is entirely your decision.
For the purposes of this presentation, we're showing 3% buyer's agent compensation as a working number in the net proceeds calculator. The sale price dropdown lets you model scenarios from $1,350,000–$1,500,000. We can revisit and adjust this at the time a specific offer is received.
| Listing Compensation (Momentum) | 3% |
| Buyer's Agent Compensation (working figure) | 3% |
| Total Compensation | 6% |
Buyer's agent compensation is a negotiating point at the time of contract. The 3% shown here is for illustration only — your actual exposure will be calculated against any offer received, giving you a real-time net sheet at every stage.
Use the selectors below to model different sale prices and compensation scenarios. Figures reflect estimated closing costs — your final net sheet including exact LOC payoff balance will be confirmed at the listing appointment.
| Sale Price (negotiated) | $1,350,000 (est.) |
| Less: Listing Agent Compensation — Momentum (3.0%) | –$43,500 |
| Less: Buyer's Agent Compensation (3.0%) | –$43,500 |
| Less: Miami-Dade Documentary Stamp Tax (0.6%) | –$8,100 |
| Less: Title / Settlement Fee | –$1,500 (est.) |
| Less: Prorated Property Taxes (estimate) | –$5,200 (est.) |
| = Estimated Net BEFORE Mortgage | ~$1,196,300 (before LOC payoff) |
| Less: Line of Credit Payoff | –$273,000 |
| = Estimated Net At Closing (After LOC Payoff) | ~$1,165,900 |
Homes owned for extended periods may carry substantial capital gains upon sale. The net proceeds estimates above reflect closing costs only — they do not account for potential federal capital gains taxes. Florida has no state income tax. For primary residences, the IRS §121 exclusion allows you to exclude up to $250,000 (single filer) or $500,000 (married, filing jointly) in capital gains — provided you have lived in the home as your primary residence for at least 2 of the last 5 years. Gain in excess of the exclusion is subject to federal long-term capital gains rates. We strongly recommend consulting with a CPA before making any decisions to understand your specific tax position.
Miami-Dade documentary stamp tax: $0.60 per $100 of sale price (0.6%).
Florida has no state income tax. Federal capital gains rules apply — if this is your primary residence (lived in 2 of the last 5 years), you may exclude up to $250,000 ($500,000 married, filing jointly) in capital gains under IRS §121. Consult your CPA.
Per the August 2024 NAR settlement, buyer's agent compensation is no longer required to be offered via MLS. Compensation structure will be discussed at the listing appointment and is fully negotiable. Use the selector above to model different scenarios.
A home is more than real estate — it is often the largest single financial asset in a person's life. Before making any decision, it is worth understanding the full financial picture. Below is an objective, side-by-side comparison of two paths: selling the home and deploying the proceeds into income-generating assets, versus using a reverse mortgage to supplement income while remaining in the home. Neither path is inherently better — the right choice depends entirely on your personal priorities, health, family considerations, and financial goals. This analysis is for educational purposes. Please consult a licensed financial advisor and CPA before making any decisions.
I am a licensed real estate agent — not a financial advisor, investment advisor, or CPA. The analysis on this page is based solely on publicly available information and general financial modeling assumptions. It is provided for educational and illustrative purposes only. The figures presented are estimates and do not account for your specific tax situation, investment risk tolerance, health, family circumstances, or individual financial goals. Please consult a qualified financial advisor, CPA, and licensed reverse mortgage counselor before making any decisions based on this information.
All figures are illustrative estimates based on publicly available data and standard financial modeling assumptions as of July 2026. Actual annuity payout rates, reverse mortgage terms, and investment returns will vary based on individual circumstances, health, market conditions, and lender terms. Housing cost estimates (rental, taxes, insurance) are based on local market data and Miami-Dade County tax records — actual costs will vary.
| Metric | Sell → SPIA Annuity | Sell → Fixed Income | Reverse Mortgage |
|---|---|---|---|
| Est. Monthly Income | ~$7,940 | ~$4,670 | ~$3,500 |
| 10-Year Total Income | ~$952,800 | ~$560,000 | ~$420,000 |
| Capital Available After 10 Years | $0 (annuity exhausted) | ~$1.12M+ preserved | ~$1.0–1.2M home equity* |
| Housing Costs | ~$2,000/mo est. rental | ~$2,000/mo est. rental | ~$1,333/mo taxes + insurance est. |
| Flexibility / Mobility | High — free to move | High — free to move | Limited — must stay in home as primary residence |
| Income Certainty | Highest (guaranteed for life) | Good (rates may vary) | Good (guaranteed by FHA/HUD) |
| Capital Gains Tax Event | Yes — at time of sale | Yes — at time of sale | No — deferred |
| Complexity | Low | Medium | High (HUD counseling required) |
* Reverse mortgage equity estimate assumes 4% annual home appreciation and ~6% interest accrual on HECM loan balance. Actual equity will vary. SPIA rate of ~8.5%/year is an illustrative estimate for female age 82; actual quotes depend on insurer and current interest rate environment. Fixed income yield of 5% is an illustrative blended estimate.
Is maximizing monthly income your top priority?
→ Sell + SPIA Annuity delivers the highest guaranteed monthly income of the three paths.
Do you want to preserve wealth for heirs or healthcare reserves?
→ Sell + Fixed Income preserves your capital — it remains accessible and transferable.
Is staying in your home essential to your wellbeing?
→ A reverse mortgage lets you stay while supplementing income — but comes with the ongoing responsibility of home upkeep.
Are there significant capital gains tax implications?
→ A CPA conversation before deciding is essential — the net investable amount after taxes may change the calculus significantly.
"My role is to give you the complete picture — not just the real estate side. This is your home, your financial future, and your decision. I want to make sure you have every piece of information you need to make the choice that's right for you. I'm here to answer questions, connect you with trusted financial and tax advisors, and support whatever path you choose."
— Jose Munoz · Real Broker LLC · 305.988.0693
Disclosure: I am a licensed Florida real estate agent (Lic. #3426728) with Real Broker LLC. I am not a licensed financial advisor, investment advisor, or CPA. The financial comparisons on this page are based on publicly available data and are for illustrative purposes only. They do not constitute financial, investment, legal, or tax advice. All estimates involve assumptions that may not reflect your actual circumstances. Before making any decision to sell, refinance, or enter any financial product, please consult a licensed financial advisor, certified public accountant, and/or estate planning attorney.
Whether you're selling for the first time or the fifth, having a clear picture of what's ahead reduces stress and keeps you in control. Here's exactly what to expect from strategy session through closing day.
We finalize price strategy, sign the listing agreement, and set the timeline. We align on pricing, marketing approach, showing preferences, and any pre-listing tasks to maximize first impressions.
Professional photography, drone footage, and 3D walkthrough are scheduled and completed. Staging consultation provided. The home's 1925 Mediterranean character — arched details, stucco, the detached guest house — are framed as premium assets, not afterthoughts.
Your home goes live on the MLS and all major portals simultaneously. Social media campaign launches, email campaign hits the buyer database, and targeted agent outreach begins the same day.
Jose personally attends all showings or ensures every showing is handled by a trusted agent. Weekly feedback reports, showing counts, and market updates keep you fully informed at every step.
We review every offer together — not just price, but terms, contingencies, financing strength, and closing timeline. I advise on counter-offer strategy and help you evaluate multiple offers side-by-side.
Florida contracts include a 10–15 day inspection period. We navigate any repair requests and credits together. The buyer's lender orders an appraisal simultaneously. I manage every step to keep the transaction moving forward.
Title company conducts a full search, clears any encumbrances, and issues the commitment. You receive a full closing disclosure showing every credit, debit, and your estimated net proceeds — no surprises at the table.
Both parties sign at the title company. The buyer's funds wire in, the loan is funded, all parties are paid, and the deed transfers. Once funding is confirmed, you hand over the keys. Done.
Here's what happens next. From signed agreement to sold — every step is handled with precision, transparency, and your goals at the center.
We formalize our partnership, confirm the list price based on the full comp analysis, and set the official timeline for launch.
Photography, drone, 3D tour, MLS entry, and full marketing campaign — activated within days of signing. Shenandoah buyers move quickly for character homes at the right price, especially those with guest houses.
I handle every offer, every negotiation, every detail — from accepted offer to keys exchanged and funds wired.