Sylvania Heights
Homes for Sale in West Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of October 2026, Sylvania Heights in West Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $650,000, $606 per square foot, a median 147 days on market, sellers accepting 87% of original asking (-1% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,440 ($10,720 with the full homestead exemption).
Sylvania Heights is pricing on a per-square-foot basis north of $600, which tells you the value here is concentrated in the structure and lot rather than in any amenity package — there isn't a clubhouse or gate driving the number, it's the real estate itself. That combination of high price-per-foot with a median sale price in the mid-$600s points to a market of smaller, well-located homes rather than large-format newer construction.
The trend line is soft right now: prices are down roughly 12% year over year and homes are taking close to five months to sell on the median. With only three closings in the most recent window, this isn't a market where you can lean hard on the numbers — treat the median as directional, not a precise appraisal. For a seller, that means pricing has to be sharp and condition has to justify the number. For a buyer, it means time and leverage are both currently on your side.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Sylvania Heights right now
🟡 Off the recent peak. The trailing-12-month median ($650K) is down 0.6% from the prior 12 months ($654K). With about 5 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 20. Confidence: Low (3 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Sylvania Heights market snapshot (as of September 20, 2026): the median sale price is about $650K ($606 per sq ft over the trailing 12 months of closed sales), and a median 147 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
In ZIP 33144 (West Miami), 113 homes closed in the last 12 months at a median of $680K ($457/sq ft), up 2.9% year over year, with a median 50 days on market. Right now 27 active and 12 pending listings — a balanced market. See the live ZIP 33144 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 98 homes in SYLVANIA HEIGHTS that have changed hands since 2006, built between 1924 and 2023 (median 1949), with a median living area of about 1,441 sq ft and a typical 3-bedroom, 2-bath layout; 100% 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.
Sylvania Heights sits in Miami-Dade County as a smaller, quieter pocket of the market — no HOA amenities show up in current listings, so what you're buying is the home and the lot, not a package of shared facilities.
Who Sylvania Heights is best for.
Best for
- Buyers focused on the home and lot itself rather than community amenities
- Buyers with flexible timelines who can negotiate in a slower-moving market
- Buyers comfortable evaluating each listing individually given the wide variation in condition and pricing
Probably not for
- Buyers who want a fast, competitive-offer transaction — the current pace here runs closer to five months
- Buyers seeking a community with organized shared amenities or an HOA-managed facility
- Sellers expecting last year's pricing — the market here has pulled back roughly 12% year over year
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 ($650K) IS the median in the snapshot above, and the move from 2025 ($654K) IS the -0.6% one-year change.
Windows contain 0 to 8 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 2013 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.
35% of homes for sale in ZIP 33144 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 (2026-10-20).
Sylvania Heights Market Scorecard
Sylvania Heights is currently a balanced market., a median asking price of $1,399,000, and homes go under contract in about 61 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Sylvania Heights
Live MLS inventory for Sylvania Heights. 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 Sylvania Heights listings as of 2026-10-18, 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 2013 through 2026. Tap any home to ask about it.
The Sylvania Heights buying strategy.
If we were buying in Sylvania Heights 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 Sylvania Heights.
A market thin on data, thick on negotiating room
The math here is straightforward: a median price just over $650,000 against a median price-per-square-foot above $600 suggests homes on the smaller end of the size spectrum, priced for their finishes and location rather than sheer square footage. That's a market where two houses a block apart can price very differently based on condition and updates — buyers should expect a wide spread in what's actually available rather than a tight, predictable band.
A market heat score of 18 and a median 147 days on market both describe the same thing from different angles — this is currently a slow-moving corner of Miami-Dade. Combined with sales down about 12% from a year ago, sellers who list here are competing for attention in a market where buyers aren't in a hurry. That favors patient, well-prepared buyers and puts pressure on sellers to differentiate on price or presentation rather than assume quick absorption.
The location and the amenities are priced into every listing in Sylvania Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only a handful of recent closings to work from, pricing a home correctly in Sylvania Heights takes more than pulling a median off a report — it takes knowing which recent sales are truly comparable and which are outliers. We walk buyers through that thin dataset honestly and help sellers set a number that reflects current, softened demand rather than last year's market.
Sylvania Heights 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 Sylvania Heights 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 Sylvania Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sylvania Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sylvania Heights home worth?
Get a no-obligation home value based on real comparable sales in Sylvania Heights, 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 Sylvania Heights on the map →
| Location | West Miami, Miami-Dade County, FL · ZIP 33144 |
|---|---|
| Sale prices, last 12 months | $650,000 median across 3 closed sales · $606 per sq ft · -0.6% vs the prior 12 months |
| Days on market (closed sales) | 147 median |
| For sale right now | 1 active, 1 pending · median asking $1,399,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2013 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sylvania Heights key facts,” movewithmomentum.com/neighborhoods/sylvania-heights, data as of September 20, 2026.
Every Home for Sale in Sylvania Heights Right Now (2)
All 2 active and pending Sylvania Heights listings with a detail page, newest first, refreshed twice a day from the MLS.
- 5735 SW 12th St · $1,399,000 · 3 bd / 3 ba · listed Aug 10, 2026 · listed by Compass Florida, LLC
- 5931 SW 14th St · $565,000 · 2 bd / 1 ba · pending · listed Aug 1, 2026 · listed by Keller Williams Capital Realty
More West Miami home searches
- Homes for sale in Miami-Dade County, FL
- ZIP 33144 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Florida buyer guides
Email me new listings in Sylvania HeightsHomes for Sale
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Ask an agent about Sylvania HeightsHomes for Sale
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Recent Developments in Sylvania Heights
Development, infrastructure, retail, and school activity affecting Sylvania Heights, 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 east of Sylvania Heights, elsewhere in Miami-Dade County.
Source: Miami Today - 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 8 miles east of Sylvania Heights.
Source: Miami Today - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The project is about 13 miles northeast of Sylvania Heights, elsewhere in Miami-Dade County.
Source: Hoodline - 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 14 miles northeast of Sylvania Heights.
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 northeast of Sylvania Heights.
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 14 miles east of Sylvania Heights, 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.
Frequently Asked Questions
What is the median home price in Sylvania Heights?
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Where is Sylvania Heights, and what county is it in?
Should you buy in Sylvania Heights?
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: October 18, 2026) |
| 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 2013 (53 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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More on Sylvania Heights
- Home values · What homes in Sylvania Heights actually sell for
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