Montgomery East Homes for Sale

Montgomery East Sec 2 is a luxury waterfront, luxury community in Pinecrest, Miami-Dade County, Florida. Properties are priced from $1,800,000 to $2,100,000. Pure Equity lists homes in Montgomery East and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Montgomery East and the Pinecrest area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows a single listing for Montgomery East Pinecrest homes for sale as of October 2026. The median asking price is $1.79M.

That is 69% below the Pinecrest median of $5.8M. On a per-foot basis, homes here ask about $799 per square foot, compared with $957 across Pinecrest. So the median price buys roughly 2,250 square feet of living area. With so few listings, though, treat these figures as a snapshot rather than a trend.

Listings here have averaged 60 days on the market. That is faster than the Pinecrest average of 138 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Montgomery East date from 1963 to 1967. That puts them between 59 and 63 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Montgomery East includes waterfront homes. Waterfront lots in South Florida often sit in FEMA special flood hazard areas, where lenders require flood insurance. Before you commit, look up the address on the FEMA Flood Map Service Center and ask the seller for an elevation certificate.

At a median near $1.79M, Montgomery East sits in the luxury tier of Pinecrest. Jumbo financing and proof of funds usually come up early in these negotiations.

Rentals in Montgomery East have a median asking rent of $8,500 per month, across 3 active rental listings. For comparison, the Pinecrest median is $4,600, so rents here run 85% higher.

You can browse current Pinecrest rentals or ask us for a rent estimate on a specific Montgomery East home.

Here is what the median Montgomery East price means in Florida closing terms. At $1.79M, a 20% down payment comes to about $359,000, leaving a loan near $1.44M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $5,026. Next, the intangible tax of 0.2% adds about $2,872. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $10,770 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Montgomery East listings show assignments to Palmetto (Miami-Dade) (elementary), Palmetto (middle) and Miami Palmetto (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.