Three Lakes is a planned residential community roughly 16 miles southwest of downtown Miami, made up of the Deerwood, Bonita Lakes, and Three Lakes neighborhoods, bordered by Richmond Heights and Kendall to the east and The Crossings, Country Walk, The Hammocks, and Palmetto Estates nearby. Nearly 17% of the community is water — the namesake lakes — and it sits at just 7 feet above sea level, creating a distinct water-damage profile.
This guide covers the specific water-damage risks across Three Lakes — from lake-adjacent flooding to newer-construction plumbing — and what homeowners need to know.
Lake-Adjacent Flooding
Three Lakes was built around its namesake residential lakes, and homes along the Deerwood and Bonita Lakes waterfront face elevated flood risk when heavy rain raises lake levels faster than drainage systems can compensate. Shoreline erosion near lake-front lots can also worsen over time.
Low-Elevation Drainage Backups
At just 7 feet above sea level, Three Lakes sits lower than many neighboring communities. Flat, low-lying terrain drains slowly during heavy rain, and standing water around homes and driveways is common after a hard downpour.
Newer-Construction Subdivision Plumbing
Three Lakes grew rapidly starting in the 2000s — the community's population more than doubled between 2000 and 2010. Fast development can mean plumbing installed under schedule pressure, and supply-line and fitting failures show up earlier than homeowners expect.
AC Condensate Overflow
Central air systems throughout Three Lakes are prone to clogged condensate drains, a frequent source of slow, hidden water damage. Left unaddressed, condensate overflow can saturate drywall and flooring and set the stage for mold growth.
The Florida Mold Window
South Florida's heat and humidity mean mold can begin colonizing wet, porous materials in as little as 24 to 48 hours. A hidden leak behind a wall or under flooring in a Three Lakes home can spread mold well beyond the visible wet area before it's discovered.
If a leak has been active for more than a day or two before it was noticed, ask us to perform a mold assessment alongside the extraction and drying work.
What to Do If Water Damage Occurs in Three Lakes
- Shut off the water at the main valve if it's safe to do so.
- Move furniture and belongings away from the affected area, and photograph everything before anything is moved.
- Do not use electrical outlets or appliances in wet areas.
- If flooding is lake-related, avoid contact with standing water until it's confirmed safe.
- Call your insurance carrier, then a professional restoration company — hidden moisture behind walls or under flooring holds far beyond what's visible on the surface.
Serving All of Three Lakes
Our crews respond to water emergencies across every neighborhood of Three Lakes — from Deerwood to Bonita Lakes to the Richmond Heights border. See our full Three Lakes water damage restoration page for service details and contact information.
We also serve the surrounding areas — including Kendall and Richmond Heights.