Portsview @ the Waterways
Condos for Sale in Aventura, FL
All 993 homes for sale in Aventura, FL · median $439,000 · 959 condos for sale in Aventura · 795 homes for sale in 33180 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Portsview @ the Waterways in Aventura, FL has 6 homes for sale and 2 pending, asking from $390,000 to $595,000 (median $439,500). Homes listed or recently sold were built 1987–1988; 8 of 8 report an HOA (median $1,211/mo).
Last 30 days in Portsview @ the Waterways: 2 new listings (median asking $522,500), 2 under contract right now. 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.
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 · 20 daysTop listing
Active · 0 days
Active · 83 days
Active · 121 days
Active · 85 daysActive and pending Portsview @ the Waterways 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.
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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
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.
MIAMI REALTORS sales records identify 38 homes in PORTSVIEW @ THE WATERWAYS that have changed hands since 2008, built between 1987 and 2004 (median 1987), with a median living area of about 1,337 sq ft and a typical 3-bedroom, 2-bath layout; 100% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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.
The setting & the homes.
Aerial and on-site photos of Portsview @ the Waterways. Swipe to explore the community.
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Portsview @ the Waterways
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Portsview @ the Waterways
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
The market around Portsview @ the Waterways
Portsview @ the Waterways is too small for its own price trend, so here is the market around it.
In ZIP 33180, 747 homes are on the market and 7% are under contract — a slower corner of Aventura.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33180 (Aventura), 124 homes closed in the last 12 months at a median of $490K ($342/sq ft), with a median 100 days on market. Right now 264 active and 11 pending listings. See the live ZIP 33180 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Portsview @ the Waterways specifically. Momentum Research analysis of MLS records.
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.
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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Should you buy in Portsview @ the Waterways?
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) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (2 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 PORTSVIEW @ THE WATERWAYS fits the bigger picture — live prices, inventory, and Momentum Scores: