Graham West
Homes for Sale in Miami Lakes, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, the MLS records 36 closed sales in Graham West in FL since 2012, the most recent in December 2025. Recorded prices across those 36 sales ran from $412,000 to $1,340,000 (median $630,000), on homes of 2,248 to 4,647 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,080 ($10,370 with the full homestead exemption).
GRAHAM WEST is a thin-data market right now. The current MLS snapshot does not carry a published median price or a meaningful closed-sale count for the community, which means anyone quoting a hard number for this address is extrapolating rather than reporting.
For a buyer or seller, that posture changes the playbook. Pricing has to be built from a direct pull of comparable closings and active competition at the time of the conversation, not from a stale published figure. Treat any listing or offer here as its own case rather than a market-wide pattern.
The 60-Second Overview
GRAHAM WEST sits in Miami-Dade County, but the current MLS feed does not surface a community-wide price benchmark or a listed amenity package, so this is a market that needs a direct data pull rather than a summary stat.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Graham West is best for.
Best for
- A buyer comfortable commissioning a direct comparable-sales pull before setting a target price.
- A seller who wants an individualized valuation rather than a community-average estimate.
- An investor evaluating a specific property who expects to verify condition and comps case-by-case.
Probably not for
- A buyer who wants a published price range or amenity list before engaging.
- Anyone relying on a community-wide statistic to set expectations without a current data check.
- A seller expecting a quick valuation without a direct comparable review.
The market around Graham West
Graham West is too small for its own price trend, so here is the market around it.
In ZIP 33016, 1 homes are on the market and 0% are under contract — a slower corner of Miami Lakes.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are singlefamilyresidence.
ZIP and county figures describe the wider market, not Graham West specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Graham West
Live MLS inventory for Graham 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 Graham West listings as of 2026-09-09, 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 2012 through 2025. Tap any home to ask about it.
The Graham West buying strategy.
If we were buying in Graham 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Graham West.
What the data does not say
There is no median sale price to report for GRAHAM WEST in the current snapshot, and no community amenities have been identified from active MLS listings. That is a data-availability fact, not a judgment on the community itself.
In practice, this means valuation work here should lean on individual comparable sales pulled at the time of inquiry, condition-by-condition, rather than a blended community figure. Anyone presenting a specific price range or amenity list for GRAHAM WEST right now is going beyond what the MLS snapshot supports.
The location and the amenities are priced into every listing in Graham West. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this thin, the value of a broker is in pulling live comparables and verifying what is actually on record before a number gets attached to a home, rather than repeating a generic figure that may not apply here.
Graham West in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Graham 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 Graham West sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Graham 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 Graham West home worth?
Get a no-obligation home value based on real comparable sales in Graham 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.
See homes for sale in Graham West on the map →
Recently off market in GRAHAM WEST
Homes in GRAHAM 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. 1 on record.
- 16048 NW 82nd Pl · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
GRAHAM WEST Market Scorecard
GRAHAM WEST is currently a thin data market. Limited supply, a median asking price of $1,824,995, and homes go under contract in about 70 days.
Typical home value in the 33016 ZIP is $295,374, about 4.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Do cash buyers compete in Graham West?
Who is the best real estate agent for Graham West?
How do I find a top Miami Lakes real estate agent who knows Graham West?
Can Momentum Realty connect me with an agent for Graham West?
Should you buy in Graham West?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (36 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Miami Lakes & Miami & Miami-Dade County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Miami & Miami-Dade County or the full Neighborhood Finder.
See how GRAHAM WEST fits the bigger picture — live prices, inventory, and Momentum Scores: