MLS-supplied photographs · 25 selected
$800,000
5 beds · 5 baths · 2,634 sq ft
0.18 acre lot · MLS reported
12293 SW 28th Terrace, Miami, FL 33175
SOUTHERN ESTS 6TH ADDN · Miami
Active
Why RET noticed it
RET View
This home is not currently RET Select.
The catch
A $665,000 four-bedroom alternative costs substantially less. Confirm the renovation, roof and room configuration; income marketing does not establish legal rental use or returns.
Compare with another property ↗
What could change our view
A room-count conflict, significant renovation defect or a cheaper comparable five-bedroom house would undermine this specific space-for-price case.
Property details are based on listing/provider information and should be confirmed during normal buyer due diligence.
Source checked 2026-10-27T06:22:05ZHow RET evaluates properties
The listing facts come from the MLS; RET has not inspected the home. RET compares similar home types, sizes and waterfront settings. Check condition, measurements and any seller credits directly. Asking prices show what sellers want; completed sales show what buyers paid. RET Select also requires a clear reason to choose the home and a current review of its risks. This is not an appraisal or an offer recommendation.
Read the selection standard ↗How It Compares
This home asks about 20.71% less per square foot than the middle price of the similar recent sales. Its asking price is $304 per square foot, compared with $383 across 6 reviewed listing-reported sales from 2025-12-29 to 2026-10-19. Price per square foot divides the price by indoor living area; it helps compare homes of different sizes.
Comparison confidence: Moderate. Some homes differ in neighborhood, age, size or sale date. Condition, renovation and seller credits have not been priced into the difference. This is not an appraisal.
| MLS reference | Sale / date | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| A12055247VERIFIEDSOUTHERN ESTATES 9TH ADDN | $750,0002026-10-19 | $320 | 2,346 sq.ft. / 0.17 acres | No | 55 days / 0.35 mi | Same house type, same waterfront category; 0.35 miles away; indoor area differs 10.9%; built 1966. Different subdivision: check whether the locations are comparable.Year built 1966; condition not verifiedSold for less by $50,000; smaller by 288 sq.ft. |
| A11874787VERIFIEDINTERNATIONAL GARDENS SEC | $1,045,0002025-12-29 | $394 | 2,649 sq.ft. / 0.2 acres | No | 81 days / 0.65 mi | Same house type, same waterfront category; 0.65 miles away; indoor area differs 0.6%; built 1975. Different subdivision: check whether the locations are comparable.Year built 1975; Existing homeSold for more by $245,000; larger by 15 sq.ft. |
| A11897968VERIFIEDSOUTHERN ESTS 7TH ADDN SE | $815,0002026-05-28 | $370 | 2,204 sq.ft. / 0.17 acres | No | 146 days / 0.54 mi | Same house type, same waterfront category; 0.54 miles away; indoor area differs 16.3%; built 1965. Different subdivision: check whether the locations are comparable.Year built 1965; Existing homeSold for more by $15,000; smaller by 430 sq.ft. |
| A12050558VERIFIEDINTERNATIONAL GARDENS SEC | $1,100,0002026-10-15 | $519 | 2,119 sq.ft. / 0.19 acres | No | 43 days / 0.3 mi | Same house type, same waterfront category; 0.30 miles away; indoor area differs 19.6%; built 1975. Different subdivision: check whether the locations are comparable.Year built 1975; condition not verifiedSold for more by $300,000; smaller by 515 sq.ft. |
| A12002064VERIFIEDSOUTHERN ESTS 4TH ADDN | $860,0002026-06-01 | $385 | 2,236 sq.ft. / 0.18 acres | No | 10 days / 0.71 mi | Same house type, same waterfront category; 0.71 miles away; indoor area differs 15.1%; built 1962. Different subdivision: check whether the locations are comparable.Year built 1962; Existing homeSold for more by $60,000; smaller by 398 sq.ft. |
| A12040971VERIFIEDSOUTHERN ESTS 7TH ADDN SE | $760,0002026-08-10 | $382 | 1,992 sq.ft. / 0.25 acres | No | 20 days / 0.45 mi | Same house type, same waterfront category; 0.45 miles away; indoor area differs 24.4%; built 1965. Different subdivision: check whether the locations are comparable.Year built 1965; Existing homeSold for less by $40,000; smaller by 642 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| A12004890SOUTHERN ESTS 4TH ADDN | $844,900 | $329 | 2,566 sq.ft. / 0.18 acres | No | 191 days / 0.82 mi | Same house type, same waterfront category; 0.82 miles away; indoor area differs 2.6%; built 1964. Different subdivision: check whether the locations are comparable.Year built 1964; condition not verifiedAsks more by $44,900; smaller by 68 sq.ft. |
| A12078582SOUTHERN ESTS 3RD ADDN | $775,000 | $338 | 2,296 sq.ft. / 0.18 acres | No | 61 days / 0.51 mi | Same house type, same waterfront category; 0.51 miles away; indoor area differs 12.8%; built 1962. Different subdivision: check whether the locations are comparable.Year built 1962; Existing homeAsks less by $25,000; smaller by 338 sq.ft. |
| A12104423SOUTHWEST MANORS SEC 8PB | $950,000 | $419 | 2,270 sq.ft. / 0.27 acres | No | 17 days / 0.74 mi | Same house type, same waterfront category; 0.74 miles away; indoor area differs 13.8%; built 1966. Different subdivision: check whether the locations are comparable.Year built 1966; condition not verifiedAsks more by $150,000; smaller by 364 sq.ft. |
| A11969509TAMIAMI LAKES SEC 1 | $860,000 | $353 | 2,435 sq.ft. / 0.17 acres | NoNone | 239 days / 1.05 mi | Same house type, same waterfront category; 1.05 miles away; indoor area differs 7.6%; built 1977. Different subdivision: check whether the locations are comparable.Year built 1977; condition not verifiedAsks more by $60,000; smaller by 199 sq.ft. |
| A12049973SOUTHERN ESTS 2ND ADDN | $1,800,000 | $571 | 3,153 sq.ft. / 0.2 acres | No | 119 days / 0.58 mi | Same house type, same waterfront category; 0.58 miles away; indoor area differs 19.7%; built 1961. Different subdivision: check whether the locations are comparable.Year built 1961; Existing home, Updated/RemodeledAsks more by $1,000,000; larger by 519 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 1 has a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 2634 sq ft layout and 0.18-acre lot directly before choosing it.
What Changed
- Original asking price: $900,000. Current asking price: $800,000. Total price cut from the original ask: 11.11%.
- Time on market: 216 days on this listing; 216 days in the recorded cumulative history.
- Individual price cuts recorded in the available history: 0. The history may be incomplete, so there may have been other changes.
- The lower asking price reduces the purchase cost. It does not prove seller motivation or a discount to market value.
- Back-on-market, pending and relisting events: Requires verification.
Worth Knowing
- The 2634 sq.ft. living area is attributed to an unspecified source. Confirm the measurement and whether the space is legally permitted.
- This listing has been on the market for 216 days (216 days across its recorded history). Ask about showing feedback and any failed contracts; the listing data does not explain why it remains available.
- MLS construction year 1965. Check renovation permits, roof age and maintenance records.
- Get an insurance quote and flood-risk check for MLS A11989397: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $10,663. Your tax after purchase may differ from this past bill.
- Listed association fee: Not verified Not verified.
- Additional association fee: Requires verification.
- The MLS says the fee covers: .
- Confirm club charges, extra assessments, insurance and other ongoing costs. An assessment is an extra charge to owners, often for shared building work.
The Local Comparison
Among similar homes in this comparison, 5 sold in the last 180 days and 27 are currently for sale. The middle sale took 43 days on market and sold for $382 per square foot.
Which homes are included?
Matching rules: same city/subtype, 3-mile radius, living area ±25%, matching waterfront, age ±20 years, lot 0.5–2x, bedrooms ±1. Source cycle: 2026-10-26T16:17:11Z. Only permitted, complete records that match these rules are included. This is a sample, not every home in the neighborhood or a prediction of how fast this one will sell.
Why Some Homes Are Not Compared
Why other records were excluded
- Living area differs by over 25%: 5636 records
- Distance unavailable or over 3 miles: 1816 records
- Waterfront mismatch or unknown: 220 records
- Missing positive living area: 237 records
- Age difference over 20 years or unknown: 166 records
- Incomplete core comp facts: 62 records
- Lot size outside 0.5–2 times subject or unknown: 21 records
- Bedroom mismatch or unknown: 64 records
- Contradictory new-construction flag and old build year: 1 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
Put this property in context
See the property. Understand the decision.
Request a Showing Request a Private Review ↗ Call RET · 954-274-6948Listing provided by Equitable Company Realtors. Source: BeachesMLS, Inc. Originating MLS: MIAMI REALTORS® MLS.
Participant contact: 305-408-8401
For personal, non-commercial use when identifying a property to purchase. BeachesMLS, Inc. supplies listings bearing its logo. Authenticity and accuracy have not been verified; information is not guaranteed. Copyright © 2026 BeachesMLS, Inc.