West Lakes Gardens Estate
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
West Lakes Gardens Estate does not currently show enough active MLS activity in Miami-Dade to support a median price, a days-on-market figure, or an inventory count. That is not a judgment on the community itself — it simply means the public record right now is thin, and anyone quoting a specific number for this address without pulling a direct, current comp set is guessing.
For a buyer or seller, that posture calls for patience and a direct records pull rather than reliance on aggregated site data. Until listing volume picks up, the honest move is to treat every pricing question here as a case-by-case comp exercise, not a community-wide average.
Nearby homes for sale
No active listings inside WEST LAKES GARDENS ESTATE 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
Located in Miami-Dade County, West Lakes Gardens Estate currently has limited MLS listing activity, which means broad market statistics are not available to characterize pricing or amenities with confidence.
MIAMI REALTORS sales records identify 10 homes in WEST LAKES GARDENS ESTATE that have changed hands since 2006, built between 1996 and 2000 (median 1997), with a median living area of about 2,620 sq ft and a typical 4-bedroom, 3-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.
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 Lakes Gardens Estate is best for.
Best for
- A buyer willing to have Momentum pull direct comps and records rather than rely on aggregated site statistics
- A seller comfortable pricing a specific property on its own merits given the lack of current community-level data
- An investor doing individual due diligence on a property in this Miami-Dade area regardless of published community metrics
Probably not for
- A buyer who wants to compare published median prices across several communities before narrowing a search
- Someone relying on an amenities list to guide a decision, since none are currently identified in MLS data
- A buyer or seller who needs current days-on-market or inventory trends to plan pricing strategy
The market around West Lakes Gardens Estate
West Lakes Gardens Estate is too small for its own price trend, so here is the market around it.
In ZIP 33016, 137 homes are on the market and 39% are under contract — a fast-moving corner of .
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33016, 160 homes closed in the last 12 months at a median of $480K ($327/sq ft), up 1.1% year over year, with a median 40 days on market. Right now 31 active and 31 pending listings — a healthy market. See the live ZIP 33016 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not West Lakes Gardens Estate specifically. Momentum Research analysis of MLS records.
West Lakes Gardens Estate by the numbers
From county property records and closed MLS sales for the West Lakes Gardens Estate subdivision: 10 homes on record; built 1996–2000; typical size about 2,461 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2010 | 1 | $330,000 |
| 2013 | 1 | $305,000 |
| 2016 | 1 | $350,000 |
| 2017 | 4 | $387,500 |
| 2021 | 1 | $598,800 |
| 2025 | 1 | $700,000 |
Newest recorded sale: $700,000 on 2025-06-02.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The West Lakes Gardens Estate buying strategy.
If we were buying in West Lakes Gardens Estate 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 Lakes Gardens Estate.
Reading a Quiet Listing Sheet
The MLS feed for this community does not currently identify community amenities, and there isn't enough active or recent listing volume to generate the kind of pricing and pace metrics we'd normally lean on. That gap is worth naming directly rather than papering over with a generic description.
A thin data footprint doesn't mean a home here is priced or positioned any particular way — it means the analysis has to happen at the property level. Anyone evaluating a specific address in West Lakes Gardens Estate should expect to pull tax records, recent sales in the surrounding area, and a physical walk of the property rather than lean on a community-level snapshot.
The location and the amenities are priced into every listing in West Lakes Gardens Estate. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this light, the value of local, on-the-ground work goes up, not down. We pull direct county records and adjacent-area comps rather than defaulting to aggregated averages that don't apply, and we'll tell you plainly when a listing needs more verification before you make a decision on it.
West Lakes Gardens Estate 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 Lakes Gardens Estate 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 Lakes Gardens Estate sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Lakes Gardens Estate, 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 Lakes Gardens Estate home worth?
Get a no-obligation home value based on real comparable sales in West Lakes Gardens Estate, 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 Lakes Gardens Estate on the map →
Should you buy in West Lakes Gardens Estate?
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 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (6 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.
Recent Developments in West Lakes Gardens Estate
Development, infrastructure, retail, and school activity affecting West Lakes Gardens Estate, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 7 miles southeast of West Lakes Gardens Estate.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 6 miles southeast of West Lakes Gardens Estate.
Source: Florida YIMBY - September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 3 miles north of West Lakes Gardens Estate.
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 site is about 3 miles southwest of West Lakes Gardens Estate.
Source: Hoodline - 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 6 miles south of West Lakes Gardens Estate.
Source: Miami Today - August 2026Market
Lakeview at NoMi opens pre-leasing with 342 units in North Miami
Integra Investments' seven-story project at 13855 NW 17th Avenue includes 342 units, 34 income-restricted and 308 workforce-priced, plus a 528-foot public linear park and about 3,160 square feet of ground-floor commercial space. The roughly $100 million build has a $65 million construction loan, with initial move-ins expected as soon as November.
What it may mean for the marketAdds 342 rental units and a public park to North Miami, expanding rental inventory at workforce price points. The site is about 2 miles northeast of West Lakes Gardens Estate.
Source: Hoodline
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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Common questions about West Lakes Gardens Estate
Where is West Lakes Gardens Estate?
West Lakes Gardens Estate is a community in Miami-Dade County, Florida, ZIP 33016 / 33018.
How many homes are in West Lakes Gardens Estate?
County property records list 10 homes in West Lakes Gardens Estate, built between 1996 and 2000; the typical home is about 2,461 heated square feet.
What do homes in West Lakes Gardens Estate sell for?
West Lakes Gardens Estate has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (1 sale, median $700,000). For context, ZIP 33016 has 137 homes on the market with 39% under contract.
Are there homes for sale in West Lakes Gardens Estate right now?
No active listings inside West Lakes Gardens Estate at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does West Lakes Gardens Estate have an HOA or CDD?
No HOA is on record for West Lakes Gardens Estate in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near West Lakes Gardens Estate with Momentum Realty’s local guides.
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.