West Ave
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
West Ave sits in the current MLS snapshot without a clean read on pricing or pace — no median, no days-on-market figure, no listing count we can point to with confidence. That absence is itself information: it tells us the active inventory at the moment of this snapshot was too thin or too inconsistent to generate a reliable statistic, which usually means a market in a quiet stretch rather than one with a clear trend in either direction.
For a buyer or seller, that means going in with eyes open and leaning on a current, line-by-line look at whatever is actually listed right now rather than any general assumption about value or velocity. We would rather tell you we do not have a number than hand you one that is not real.
The 60-Second Overview
Available data for WEST AVE in Miami-Dade County does not currently support a specific price or market-pace statistic, and MLS listings did not identify a defined set of community amenities.
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 West Ave is best for.
Best for
- Buyers focused on a specific unit or building rather than a broad amenity set
- Buyers who want a broker to pull individual comps rather than lean on a generic market statistic
- Sellers willing to price based on a direct, current comparison rather than an automated estimate
Probably not for
- Buyers who want a clearly documented, published amenity package before considering a purchase
- Buyers who need a stable published median price or days-on-market figure to feel confident
- Sellers expecting a straightforward, high-volume comp set to lean on
The market around West Ave
West Ave is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
ZIP and county figures describe the wider market, not West Ave specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in West Ave
Live MLS inventory for West Ave. 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 West Ave listings as of 2026-09-02, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R). Tap any home to ask about it.
Recent Developments in West Ave
Development, infrastructure, retail, and school activity affecting West Ave, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 2 miles north of West Ave, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is less than a mile north of West Ave.
Source: The Real Deal - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 3 miles north of West Ave, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 3 miles north of West Ave, elsewhere in Miami-Dade County.
Source: Florida YIMBY - 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 site is less than a mile west of West Ave.
Source: The Real Deal - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 3 miles northeast of West Ave, 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.
The West Ave buying strategy.
If we were buying in West Ave 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 West Ave.
What the data gap tells us
When a community snapshot comes back this thin, it is worth asking why before assuming anything about the market itself. Sometimes it is a small building or a narrow micro-location where too few units trade at once to produce a stable median or a meaningful average days-on-market number. Sometimes the listing data simply has not been tagged in a way that rolls up cleanly.
Either way, the responsible move is to not manufacture certainty. If you are considering WEST AVE, the real analysis happens at the individual listing level — condition, unit line, floor, view, and how the specific unit compares to whatever has traded recently nearby. That is a conversation, not a statistic.
The location and the amenities are priced into every listing in West Ave. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the aggregate numbers are not reliable, the value of a broker shifts from reciting stats to doing the underlying legwork — pulling comparable closings directly, reading individual listing history, and being honest about what the data can and cannot tell you. That is the approach we bring to WEST AVE.
West Ave 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 West Ave 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 West Ave sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Ave, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your West Ave home worth?
Get a no-obligation home value based on real comparable sales in West Ave, 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 West Ave on the map →
Should you buy in West Ave?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-07-18 |
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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