Crestview West
Homes for Sale in Miami, FL
All 4,258 homes for sale in Miami, FL · median $520,000 · 155 homes for sale in 33196 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Crestview West in Miami, FL has 2 homes for sale. Over the 12 months ending 2026-11-10, 3 recorded sales closed at a median of $935,000, $298 per square foot, a median 24 days on market, sellers accepting 94% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $16,450 ($15,740 with the full homestead exemption).
Last 30 days in Crestview West: 2 new listings (median asking $1,170,000). As of November 11, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Crestview West is pricing at a median of $825,000 with a median of $336.37 per square foot, and the gap between those two numbers tells you condition and finish level are doing most of the work here rather than lot size or location alone. With only 9 closings in the current window, treat any single data point as directional, not definitive — this is a market where the next few sales can meaningfully shift the read.
A market heat score of 18 puts this squarely in buyer-leaning territory, and the year-over-year figure of -7.0% confirms it: prices have softened over the past year rather than climbed. Homes are sitting a median of 47 days before going under contract, which is enough time for buyers to negotiate and enough of a wait that sellers need to price realistically from the start rather than testing the market.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Crestview West right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of MIAMI MLS records, as of November 10, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
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· Updated November 11, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Crestview West market snapshot (as of November 10, 2026): the median sale price is about $935K ($298 per sq ft over the trailing 12 months of closed sales), a median 24 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
In ZIP 33196 (Miami), 71 homes closed in the last 12 months at a median of $604K ($345/sq ft), with a median 46 days on market. Right now 63 active and 14 pending listings put supply at about 10.6 months — a buyer's market. See the live ZIP 33196 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 50 homes in CRESTVIEW WEST that have changed hands since 2018, built between 2015 and 2017 (median 2016), with a median living area of about 2,847 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Crestview West sits in Miami-Dade County with a median sale price of $825,000 and a per-square-foot median of $336.37, a combination that points to a market where pricing is driven more by individual home condition than by a uniform neighborhood ceiling.
Who Crestview West is best for.
Best for
- Buyers comfortable evaluating a home on its own condition and comps rather than a packaged amenity list.
- Buyers with some flexibility on timeline who can use the 47-day median as room to negotiate rather than a deadline.
- Sellers prepared to price at or near current per-square-foot data rather than last year's peak.
Probably not for
- Sellers expecting a quick, multiple-offer sale in the current 18 market heat score environment.
- Buyers who need a large closed-sales history to feel confident in comparable pricing before making an offer.
- Anyone specifically buying for on-site community amenities, since none were identified in current listings.
Homes For Sale Right Now in Crestview West
Live MLS inventory for Crestview West. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Crestview West listings as of 2026-11-11, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Tap any home to ask about it.
Every Home for Sale in Crestview West Right Now (2)
All 2 active and pending Crestview West listings with a detail page, newest first, refreshed twice a day from the MLS.
- 13661 SW 160th Ct · $1,250,000 · 5 bd / 4 ba · listed Oct 6, 2026 · listed by Florida Capital Realty
- 15932 SW 136th Way · $1,090,000 · 4 bd / 4 ba · listed Sep 17, 2026 · listed by Keller Williams Realty Premier Properties
The Crestview West buying strategy.
If we were buying in Crestview West today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Crestview West.
A Market Recalibrating, Not Collapsing
The -7.0% year-over-year change combined with a market heat score of 18 describes a community working through a price adjustment rather than a market in freefall. This is common after a run-up: sellers who bought or last listed at peak pricing are having to meet the market rather than set it, and the 47-day median days-on-market reflects buyers taking the time to evaluate rather than competing for scarce inventory.
With only 9 closings feeding this snapshot, the numbers should be read as a current-window signal rather than a long-run trend line. No community amenities were identified from current MLS listings, so buyers evaluating Crestview West are pricing the home and its immediate setting rather than a packaged amenity set — worth confirming directly on any property under consideration.
The location and the amenities are priced into every listing in Crestview West. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a smaller-sample, buyer-leaning market like this one, pricing strategy matters more than usual — overshoot on a list price and a home can sit well past the 47-day median, undershoot and a seller leaves money on the table. We pull comparable closings in real time, help sellers price to the current $336.37 per-square-foot reality rather than last year's numbers, and help buyers structure offers that account for the negotiating room a -7.0% annual shift and a heat score of 18 suggest is available.
Crestview West in 15 seconds.
Tools for a Crestview West buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Crestview West sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Crestview West, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Crestview West home worth?
Get a no-obligation home value based on real comparable sales in Crestview West, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in CRESTVIEW WEST
Homes in CRESTVIEW WEST that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 15976 SW 136th Ter · off market
- 16025 SW 136th Ter · off market
- 16065 SW 136th Ter · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33196 |
|---|---|
| Sale prices, last 12 months | $935,000 median across 3 closed sales · $298 per sq ft |
| Days on market (closed sales) | 24 median |
| For sale right now | 2 active, 0 pending · median asking $1,170,000 · 8.0 months of supply |
Data as of November 10, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Crestview West key facts,” movewithmomentum.com/neighborhoods/crestview-west, data as of November 10, 2026.
Just listed in Crestview West
The newest homes for sale in Crestview West right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 15932 SW 136Th Way $1,090,000 · 4 bd · 4 ba · 3,045 sq ft · listed Oct 21, 2026 Courtesy of Keller Williams Realty Premier Properties
- 13661 SW 160Th Ct $1,250,000 · 5 bd · 4 ba · 3,082 sq ft · listed Oct 14, 2026 Courtesy of Florida Capital Realty
Checked against the MLS nightly. All new listings in this market.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 136Th Way (23 homes on record)
- SW 136Th Terrace (16 homes on record)
- SW 158Th Place (6 homes on record)
- SW 161St Place (4 homes on record)
- SW 159Th Avenue (3 homes on record)
- SW 136Th Way (1 homes on record)
17% of homes for sale in ZIP 33196 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-11).
What it really costs to own in Crestview West
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $90/month across 3 MLS listings (most billed monthly; 2026-11-11). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
Email me new listings in Crestview West
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Crestview West
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Crestview West will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Crestview West?
How long do homes in Crestview West take to sell?
Is Crestview West a buyer's or seller's market right now?
Who is the best real estate agent for Crestview West?
How do I find a top Miami real estate agent who knows Crestview West?
Can Momentum Realty connect me with an agent for Crestview West?
Where is Crestview West, and what county is it in?
Should you buy in Crestview West?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending November 10, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (3 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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See how CRESTVIEW WEST fits the bigger picture — live prices, inventory, and Momentum Scores: