Seaway
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,650,000, $845 per square foot, a median 30 days on market, sellers accepting 82% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $29,030 ($28,310 with the full homestead exemption).
SEAWAY is a thin market by transaction count, so treat any single number here as a directional signal rather than a settled trend. With only four closings in this window, the $1,625,000 median price and the $844.85 median price per square foot are shaped as much by which specific homes traded as by broad demand. A buyer or seller here should look at the actual comparable properties, not just the headline figures.
A median of 59 days on market is on the slower side, which typically means pricing precision matters more than staging or marketing flourish. In a market this size, one overpriced or underpriced listing can swing the median noticeably, so sellers should price against recent, specific comparables rather than the community average, and buyers have some room to negotiate on days-on-market rather than assume a bidding-war posture.
Nearby homes for sale
No active listings inside SEAWAY right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Seaway market snapshot (as of September 20, 2026): the median sale price is about $1.65M ($845 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales.
In ZIP 33154, 242 homes closed in the last 12 months at a median of $1.55M ($894/sq ft), up 9.8% year over year, with a median 102 days on market. Right now 176 active and 38 pending listings — a buyer's market. See the live ZIP 33154 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 37 homes in SEAWAY that have changed hands since 2007, built between 1935 and 1996 (median 1950), with a median living area of about 1,756 sq ft and a typical 3-bedroom, 2-bath layout; 97% 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.
SEAWAY sits in Miami-Dade County and trades at a high price per square foot relative to typical Northeast Florida markets, reflecting either smaller lot/unit sizes, location premium, or both. With just a handful of closings in this window, the market here is defined more by individual property characteristics than by broad neighborhood-wide trends.
Who Seaway is best for.
Best for
- Buyers targeting a specific home in SEAWAY who have already vetted the property on its own merits
- Sellers with a well-maintained, accurately priced home willing to price against precise comparables rather than the neighborhood median
- Buyers comfortable with a slower, roughly two-month typical marketing period rather than expecting a fast turnaround
Probably not for
- Buyers who want on-site community amenities such as a pool, clubhouse, or organized recreational facilities
- Buyers or sellers who need a large, stable data set of recent sales to feel confident in pricing decisions
- Buyers expecting rapid, high-volume market activity rather than a small number of closings per period
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.65M) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (3 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 2012 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.
14% of homes for sale in ZIP 33154 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 (2026-09-20).
The Seaway buying strategy.
If we were buying in Seaway 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 Seaway.
A small, high-dollar market
The math in SEAWAY is straightforward: a median price of $1,625,000 against a median of $844.85 per square foot implies homes here are transacting at a premium per square foot even by high-price-point standards. That combination usually points to either compact, efficient floor plans commanding a location premium, or a mix of property types where square footage isn't the primary value driver.
No community amenities are identified from current MLS listings, so whatever value SEAWAY commands is coming from the homes and their location rather than clubhouse, pool, or recreational infrastructure. Buyers should verify what, if anything, exists in terms of shared amenities directly rather than assuming a typical planned-community amenity package.
The location and the amenities are priced into every listing in Seaway. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with only four closings in this window, generic pricing tools and automated estimates are especially unreliable. We pull the actual comparable sales, walk the specific price-per-square-foot math for a given property, and price against what has genuinely closed nearby rather than a thin, easily skewed median.
Seaway 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 Seaway 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 Seaway sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Seaway, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Seaway home worth?
Get a no-obligation home value based on real comparable sales in Seaway, 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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Recent Developments in Seaway
Development, infrastructure, retail, and school activity affecting Seaway, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The project is about 7 miles northwest of Seaway, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The project is about 8 miles north of Seaway, elsewhere in Miami-Dade County.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 7 miles northwest of Seaway.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 9 miles north of Seaway.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 11 miles northwest of Seaway.
Source: Miami Today - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 8 miles north of Seaway, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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Frequently Asked Questions
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An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (33 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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More on Seaway
- Home values · What homes in Seaway actually sell for
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