Portsview @ the Waterways
Condos for Sale in Aventura, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Portsview @ the Waterways in Aventura, FL has 8 homes for sale, asking from $390,000 to $595,000 (median $489,500). Over the 12 months ending 2026-09-12, 7 recorded sales closed at a median of $425,000, $349 per square foot, a median 129 days on market, sellers accepting 86% of original asking (-14% versus the prior year). Homes listed or recently sold were built 1987–1988; 8 of 8 report an HOA (median $1,211/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $7,480 ($6,760 with the full homestead exemption).
Homes For Sale Right Now in Portsview @ the Waterways
Live MLS inventory for Portsview @ the Waterways. 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 Portsview @ the Waterways listings as of 2026-09-12, 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 2018 through 2026. Tap any home to ask about it.
Portsview's numbers are being written by a very small pool of transactions right now, just five closings in this window, so treat any single sale as a data point rather than a trend line. What those five sales say is that pricing has softened, with the median down 13.7% year over year to $425,000 and price per square foot sitting at $358.05.
The bigger tell is days on market. A median of 101 days means homes here are sitting through multiple showings and price conversations before they close, not moving on first-week momentum. Combined with a market heat score of 19, this reads as a buyer-paced environment: sellers who price realistically and are prepared to negotiate on terms or condition are the ones getting to closing.
Portsview @ the Waterways right now
🔴 Off the recent peak. The trailing-12-month median ($425K) is down 13.7% from the prior 12 months ($492K). With about 7 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 12. Confidence: Low (7 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Portsview @ the Waterways market snapshot (as of September 12, 2026): the median sale price is about $425K ($349 per sq ft over the trailing 12 months of closed sales), and a median 129 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level MIAMI MLS closed sales (7 closings in the current window).
Portsview @ The Waterways is trading in a slower, price-sensitive stretch of the Miami-Dade market, where sellers are adjusting expectations and buyers have more room to negotiate than the median alone suggests.
The setting & the homes.
Aerial and on-site photos of Portsview @ the Waterways. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Portsview @ the WaterwaysPhotos from MIAMI MLS listings in Portsview @ the Waterways; content deemed reliable but not guaranteed.
Who Portsview @ the Waterways is best for.
Best for
- Buyers with flexibility on timeline who can wait through a longer negotiation and closing process
- Buyers focused on price per square foot value in a market that has already corrected downward
- Buyers willing to independently confirm amenities, HOA terms, and water access rather than relying on the community name
Probably not for
- Buyers who need a quick, predictable close on a tight schedule
- Buyers who want a large set of recent comparable sales to validate pricing before committing
- Buyers assuming resort-style or waterfront amenities are included without verifying the listing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($425K) IS the median in the snapshot above, and the move from 2025 ($492K) IS the -13.7% one-year change.
Windows contain 2 to 13 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Deemed reliable but not guaranteed.
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.
8% of homes for sale in ZIP 33180 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 (2026-09-12).
PORTSVIEW @ THE WATERWAYS Market Scorecard
PORTSVIEW @ THE WATERWAYS is currently a thin data market. Limited supply, a median asking price of $489,500, and homes go under contract in about 45 days.
Typical home value in the 33180 ZIP is $463,035, about 4.8% 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.
The Portsview @ the Waterways buying strategy.
If we were buying in Portsview @ the Waterways 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 Portsview @ the Waterways.
A market correcting on price and patience
The math here is straightforward: prices are down double digits from a year ago, and homes are taking well over three months to close. That combination usually points to a market working through a pricing reset rather than one driven by a single bad comp. With only five closings feeding the current window, buyers should expect variability from listing to listing, some homes closer to the $358 per square foot median, others priced well off it depending on condition and how long they've been sitting.
No community amenities are currently identified from active MLS listings, so any pool, clubhouse, or shared water access should be verified directly against the listing and HOA documents rather than assumed from the community name. Buyers drawn to a waterway-adjacent name should confirm what, if anything, that actually includes before treating it as part of the value proposition.
The location and the amenities are priced into every listing in Portsview @ the Waterways. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-data, slower-moving market like this one, the read on any single listing matters more than the median. We pull the actual comps behind the five closings, verify what amenities or HOA terms really apply to a given address, and negotiate from the extended days-on-market reality, not from a listing price that assumes last year's pace.
Portsview @ the Waterways 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 Portsview @ the Waterways 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 Portsview @ the Waterways sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Portsview @ the Waterways, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Portsview @ the Waterways home worth?
Get a no-obligation home value based on real comparable sales in Portsview @ the Waterways, 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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Frequently Asked Questions
What is the median home price in Portsview @ the Waterways?
How long do homes in Portsview @ the Waterways take to sell?
Who is the best real estate agent for Portsview @ the Waterways?
How do I find a top Aventura real estate agent who knows Portsview @ the Waterways?
Can Momentum Realty connect me with an agent for Portsview @ the Waterways?
Should you buy in Portsview @ the Waterways?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Portsview @ the Waterways with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2018 (66 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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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 local comps.
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