SOUTHWOOD
Homes for Sale in Palmetto Bay, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Southwood's pricing is being set by a thin, high-dollar market. With only 11 closings in the current window, a median price of $1,030,000 and median price per square foot of $470.75 reflect a small number of transactions rather than a broad, deep trading pattern. That combination — high per-square-foot value, low transaction count — means individual sales can swing the median more than they would in a higher-volume community.
The year-over-year figure, down 8.4%, paired with a market heat score of 32, points to a market that has cooled from where it was and is currently sitting on the buyer-favorable side of the scale. Median days on market at 35 confirms homes are not moving urgently. For sellers, that argues for pricing to the current data rather than last year's comps. For buyers, it argues for taking the time to negotiate rather than competing on speed.
SOUTHWOOD right now
🔴 Off the recent peak. The trailing-12-month median ($1.03M) is down 8.4% from the prior 12 months ($1.13M). With about 8 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 closed sales, 12-month windows ending July 20. Confidence: Medium (11 and 8 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
SOUTHWOOD market snapshot (as of July 20, 2026): the median sale price is about $1.03M ($471 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level miami closed sales (11 closings in the current window).
Southwood is a low-volume, high-value corner of the Miami-Dade market, where a small number of closings sets a median price north of $1,030,000 at just over $470 per square foot — figures that should be read as directional given how few transactions currently make up the sample.
The setting & the homes.
Aerial and on-site photos of SOUTHWOOD. Swipe to explore the community.
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SOUTHWOOD
SOUTHWOOD
SOUTHWOODPhotos from miami listings in SOUTHWOOD; content deemed reliable but not guaranteed.
Who SOUTHWOOD is best for.
Best for
- Buyers targeting a higher price point who are comfortable making decisions on a limited comp set
- Buyers with flexibility on timeline who can take advantage of a market currently sitting below last year's pricing
- Sellers prepared to price against the current median and per-square-foot data rather than prior-year benchmarks
Probably not for
- Buyers who need a deep bench of recent comparable sales to feel confident in a valuation
- Sellers expecting the pricing momentum of a year ago, given the 8.4% year-over-year decline
- Anyone prioritizing on-site community amenities, since none are currently identified in active MLS listings here
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.03M) IS the median in the snapshot above, and the move from 2025 ($1.13M) IS the -8.4% one-year change.
Windows contain 1 to 13 sales each (11 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.
31% of homes for sale in ZIP 33157 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 (2026-08-18).
SOUTHWOOD Market Scorecard
SOUTHWOOD is currently a balanced market., and homes go under contract in about 69 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in SOUTHWOOD
Live MLS inventory for SOUTHWOOD. 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 SOUTHWOOD listings as of 2026-08-17, 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 2026. Tap any home to ask about it.
The SOUTHWOOD buying strategy.
If we were buying in SOUTHWOOD 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 SOUTHWOOD.
A market defined by scarcity, not speed
Eleven closings is not enough transaction volume to call Southwood a liquid market. It is enough to establish a price level — one comfortably above a million dollars with per-square-foot value near $471 — but not enough to smooth out the effect of any single unusual sale, whether that's a heavily updated property or one that needed work. Buyers and sellers here should treat the median as a reference point, not a precise ceiling or floor.
The year-over-year decline of 8.4%, a median days-on-market figure of 35, and a market heat score of 32 all point the same direction: this is a market where pricing power has shifted toward buyers relative to where it stood a year ago. That does not mean homes are sitting indefinitely — 35 days is a moderate, not stalled, marketing period — but it does mean sellers who price aggressively against last year's numbers are likely to see it reflected in time on market.
The location and the amenities are priced into every listing in SOUTHWOOD. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on transaction count, the difference between a data-informed price and a guess is significant. We track how each Southwood closing compares to the broader median and price-per-square-foot trend so sellers aren't anchored to a single outlier sale, and buyers understand what they're actually paying relative to current, not historical, conditions.
SOUTHWOOD in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 SOUTHWOOD 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 SOUTHWOOD sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in SOUTHWOOD, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your SOUTHWOOD home worth?
Get a no-obligation home value based on real comparable sales in SOUTHWOOD, 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 SOUTHWOOD on the map →
Frequently Asked Questions
What is the median home price in SOUTHWOOD?
How long do homes in SOUTHWOOD take to sell?
Do cash buyers compete in SOUTHWOOD?
Who is the best real estate agent for SOUTHWOOD?
How do I find a top Palmetto Bay real estate agent who knows SOUTHWOOD?
Can Momentum Realty connect me with an agent for SOUTHWOOD?
Should you buy in SOUTHWOOD?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (93 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 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 member average and 8 days faster, and we’ll price yours against live your area comps.
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