Reef West
Condos for Sale in North Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Reef West Condo in FL has 2 homes for sale. As of September 2026, the MLS records 23 closed sales in Reef West Condo in FL since 2018, the most recent in February 2026.
Last 30 days in Reef West: 2 new listings (median asking $354,500). As of September 18, 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.
Reef West Condo is showing very little current MLS activity, which limits how far we can go on pricing and pace. Rather than force numbers that aren't there, the honest read is that this is a thin-data snapshot right now, and any pricing conversation needs to lean on a direct comparable pull and, ideally, a walk-through rather than a market-level average.
For a buyer or seller, that means posture matters more than usual. A seller should expect to set price based on condition and unit-specific comps rather than a community trend line, and a buyer should treat the lack of visible amenity data and limited closings as a signal to ask direct questions of the association and building rather than assume anything from the listing sheet.
The 60-Second Overview
Reef West Condo sits in Miami-Dade County with minimal current MLS turnover, so the picture here is built more from direct inquiry than from a large data set.
MIAMI REALTORS sales records identify 11 homes in REEF WEST Condo that have changed hands since 2019, built between 1980 and 1980 (median 1980), with a median living area of about 1,132 sq ft and a typical 2-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.
Who Reef West Condo is best for.
Best for
- A buyer targeting this specific building or unit and willing to verify condition, fees, and amenities directly rather than through market averages
- An investor comfortable doing unit-level due diligence given the limited comparable sales data
- A seller with a specific unit ready to list who wants pricing set from direct comps rather than a community trend
Probably not for
- A buyer who wants a clear amenity list or established price range before touring
- A buyer relying on community-wide pricing trends to guide an offer
- Anyone unwilling to request association documents and fee details directly before moving forward
The market around Reef West Condo
Reef West Condo is too small for its own price trend, so here is the market around it.
In ZIP 33160, 1,767 homes are on the market and 10% are under contract — a slower corner of North Miami Beach.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33160, 919 homes closed in the last 12 months at a median of $455K ($388/sq ft), down 4.8% year over year, with a median 108 days on market. Right now 1,312 active and 137 pending listings put supply at about 3.0 months — a buyer's market. See the live ZIP 33160 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Reef West Condo specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Reef West Condo
Live MLS inventory for Reef West Condo. 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 Reef West Condo listings as of 2026-09-18, 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.
Every Home for Sale in Reef West Condo Right Now (2)
All 2 active and pending Reef West Condo listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16565 NE 26th Ave 4E · $280,000 · 1 bd / 2 ba · listed Sep 6, 2026 · listed by Compass Florida, LLC
- 16565 NE 26th Ave 2B · $429,000 · 2 bd / 2 ba · listed Sep 2, 2026 · listed by Prime House Realty, Inc.
The Reef West Condo buying strategy.
If we were buying in Reef West Condo 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 Reef West Condo.
A quiet data picture
Current MLS listings for Reef West Condo don't surface a defined amenity package, and closing activity in the tracked window is limited. That combination doesn't mean the building lacks features or transaction history, it means the current snapshot doesn't give us enough to characterize either with confidence.
In situations like this, the move is to go direct: pull the condo association documents, confirm any building amenities and fees in writing, and look at recent comparable closings unit by unit rather than relying on a community-wide median. Treat any broad claim about this building's pricing or amenities as unverified until confirmed at the source.
The location and the amenities are priced into every listing in Reef West Condo. 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 in a broker isn't a market report, it's the legwork: pulling association documents, checking recent comparable closings unit by unit, and verifying amenities and fees directly rather than repeating what a listing sheet implies.
Reef West Condo in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $868/month (about $10,416/yr) · median of 4 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $868 per month ($10,416 a year) — the median AssociationFee across 4 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Reef West Condo 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 Reef West Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reef West Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reef West Condo home worth?
Get a no-obligation home value based on real comparable sales in Reef West Condo, 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 Reef West Condo on the map →
Should you buy in Reef West Condo?
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: September 18, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (23 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 local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how REEF WEST CONDO fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Reef West
Where is Reef West?
Reef West is a community in Miami-Dade County, Florida, ZIP 33160.
Are there homes for sale in Reef West right now?
Yes — 2 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Reef West have an HOA or CDD?
No HOA is on record for Reef West in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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