WEST LAKE VILLAGE II COND
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
With only five closings in the current window, West Lake Village II is a thinly traded condo market — pricing here moves on a handful of transactions rather than a deep, continuous sales history. At a median of $253,000 and roughly $257.90 per square foot, the math points to compact unit sizes, which is typical for a mid-density condo building rather than a larger-footprint community.
A median of 65 days on market suggests these units don't move in a rush. Sellers should price to the unit's actual condition and comparable sales rather than assuming quick turnover, and buyers have some room to negotiate on timeline if they're patient and the unit checks out on inspection.
The 60-Second Overview
WEST LAKE VILLAGE II COND market snapshot (as of July 20, 2026): the median sale price is about $253K ($258 per sq ft over the trailing 12 months of closed sales), and a median 65 days on market for closed sales.
West Lake Village II is a condominium community in Miami-Dade County where recent activity has been limited to a small number of closings, making per-unit condition and pricing history more important than broad market trends when evaluating any specific listing.
Who WEST LAKE VILLAGE II COND is best for.
Best for
- Buyers prioritizing a lower purchase price over building amenities
- Buyers comfortable reviewing HOA and condo documents closely before committing
- Buyers with flexible timelines who aren't dependent on a fast closing or fast resale
Probably not for
- Buyers who require confirmed on-site amenities like a pool or fitness center
- Buyers who want a high-volume market with abundant recent comparable sales
- Buyers expecting a quick turnaround sale given the current 65-day median time on market
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 ($253K) IS the median in the snapshot above.
Windows contain 0 to 7 sales each (5 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 2018 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.
The WEST LAKE VILLAGE II COND buying strategy.
If we were buying in WEST LAKE VILLAGE II COND 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 LAKE VILLAGE II COND.
A thin market that rewards homework
The closings window here is small — five sales — which means the median price and median price per square foot should be read as a directional signal, not a precise benchmark. Any single unit's condition, floor level, or view can move its value meaningfully relative to that median.
No community amenities are identified in current MLS listings for West Lake Village II, so buyers should not assume pool, gym, or clubhouse access without confirming directly with the association. This is a building where the condo documents, HOA financials, and reserve study matter as much as the sale price itself.
The location and the amenities are priced into every listing in WEST LAKE VILLAGE II COND. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume condo market like this one, having someone pull the actual comparable closings — not just an automated estimate — is the difference between a fair offer and an overpay. We dig into HOA documents, recent sale specifics, and unit-level condition before advising on price.
WEST LAKE VILLAGE II COND 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 WEST LAKE VILLAGE II COND 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 LAKE VILLAGE II COND sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WEST LAKE VILLAGE II COND, 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 LAKE VILLAGE II COND home worth?
Get a no-obligation home value based on real comparable sales in WEST LAKE VILLAGE II COND, 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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Frequently Asked Questions
What is the median home price in WEST LAKE VILLAGE II COND?
How long do homes in WEST LAKE VILLAGE II COND take to sell?
Do cash buyers compete in WEST LAKE VILLAGE II COND?
Who is the best real estate agent for WEST LAKE VILLAGE II COND?
How do I find a top real estate agent who knows WEST LAKE VILLAGE II COND?
Can Momentum Realty connect me with an agent for WEST LAKE VILLAGE II COND?
Should you buy in WEST LAKE VILLAGE II COND?
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 2018 (26 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?
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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 member average and 8 days faster, and we’ll price yours against live your area comps.
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