West Little River
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, West Little River in FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $405,000, $511 per square foot, a median 72 days on market, sellers accepting 91% of original asking. Homes listed or recently sold were built 1938–2026 with 2 new construction. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $7,130 ($6,410 with the full homestead exemption).
The number that stands out here is the price per square foot relative to the median price: at $511.36 a foot against a $405,000 median, the math points to smaller homes rather than a broadly expensive market. That combination tends to reward buyers who prioritize location and lot over square footage, and it means two homes at similar list prices can differ a lot in livable space.
A median of 72 days on market is on the slower side, which tells sellers to price with the comp set in mind rather than testing the ceiling, and tells buyers there is usually room to negotiate on terms or price rather than competing in multiple-offer situations. With only three closings in the current window, treat these figures as directional — useful for framing a conversation, not as a precise valuation.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
West Little River market snapshot (as of September 20, 2026): the median sale price is about $405K ($511 per sq ft over the trailing 12 months of closed sales), and a median 72 days on market for closed sales.
In ZIP 33147, 181 homes closed in the last 12 months at a median of $462K ($368/sq ft), up 3.3% year over year, with a median 45 days on market. Right now 39 active and 33 pending listings — a healthy market. See the live ZIP 33147 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 44 homes in WEST LITTLE RIVER that have changed hands since 2007, built between 1926 and 2020 (median 1952), with a median living area of about 1,014 sq ft and a typical 3-bedroom, 1-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.
West Little River's current market reads as a value-per-square-foot story more than a value-per-dollar story — smaller footprints at a meaningful price per foot, moving at a measured pace rather than a rapid clip.
The setting & the homes.
Aerial and on-site photos of West Little River. Swipe to explore the community.
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West Little River
West Little River
West Little River
West Little RiverPhotos from MIAMI MLS listings in West Little River; content deemed reliable but not guaranteed.
Who West Little River is best for.
Best for
- A buyer prioritizing a lower absolute entry price and willing to accept a smaller footprint
- A buyer with flexibility on timeline who can use a slower-moving market to negotiate terms
- An investor or renovator comfortable evaluating condition and comps property by property
Probably not for
- A buyer who needs maximum square footage per dollar spent
- A buyer expecting a shared amenity package as part of the purchase decision
- A buyer who wants to lean on a large closings dataset before committing to a price
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 ($405K) IS the median in the snapshot above.
Windows contain 0 to 5 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 33147 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).
West Little River Market Scorecard
West Little River is currently a balanced market., a median asking price of $400,000, and homes go under contract in about 15 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 West Little River
Live MLS inventory for West Little River. 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 Little River 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 West Little River buying strategy.
If we were buying in West Little River 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 Little River.
What the numbers are actually saying
With a median price of $405,000 and a median price per square foot north of $500, the arithmetic implies compact home sizes are common in the current inventory. That is not automatically a negative — it can mean lower absolute price of entry — but it does mean buyers should run their own price-per-square-foot math on any specific listing rather than anchoring only to the median price.
Median days on market at 72 suggests this is not a market where homes move off the board in a week or two. For sellers, that argues for pricing close to recent comparable closings from the outset. For buyers, it means there is typically time to inspect, compare, and negotiate rather than waive contingencies to compete. No community amenities are identified from current MLS listings, so the case for any specific property here should rest on the home itself — condition, lot, and location — rather than a shared amenity package.
The location and the amenities are priced into every listing in West Little River. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with a thin closings sample and a price-per-square-foot figure that runs ahead of the median price, generic pricing tools miss the nuance. We pull the actual comparable closings, adjust for square footage, and give you a number grounded in what has really sold here — not an automated estimate.
West Little River in 15 seconds.
What it really costs to own in West Little RiverHomes for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $2,746/yr across 4 listings here (MLS tax records, 2026-10-20). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1983 across 4 listings. An original roof here would be about 43 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in West Little RiverHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about West Little RiverHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works West Little RiverHomes for Sale will answer, and the answer is published on this page for the next buyer.
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 Little River 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 Little River sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Little River, 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 Little River home worth?
Get a no-obligation home value based on real comparable sales in West Little River, 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 Little River on the map →
| Location | Miami-Dade County, FL · ZIP 33147 |
|---|---|
| Sale prices, last 12 months | $405,000 median across 3 closed sales · $511 per sq ft |
| Days on market (closed sales) | 72 median |
| For sale right now | 2 active, 2 pending · median asking $400,000 |
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, “West Little River key facts,” movewithmomentum.com/neighborhoods/west-little-river, data as of September 20, 2026.
Every Home for Sale in West Little River Right Now (4)
All 4 active and pending West Little River listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2118 NW 83rd St · $375,000 · 2 bd / 1 ba · pending · listed Sep 17, 2026 · listed by Florida Realty of Miami Corp
- 9422 NW 26th Ave · $425,000 · 2 bd / 2 ba · listed Aug 26, 2026 · listed by Lifestyle International Realty
- 1720 NW 87th Street · $494,000 · 3 bd / 2 ba · pending · listed Aug 24, 2026 · listed by VantaSure Realty LLC
- 2112 NW 83rd Street · $494,000 · 3 bd / 2 ba · pending · listed Jul 24, 2026 · listed by VantaSure Realty LLC
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- ZIP 33147 housing scorecard
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Miami guides & data
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- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Recent Developments in West Little River
Development, infrastructure, retail, and school activity affecting West Little River, 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 5 miles south of West Little River.
Source: Florida YIMBY - October 2026Development
Tula Residences tops out at 7918 West Drive in North Bay Village
The 21-story, 54-unit condominium building developed by Pacific & Orient Properties reached its full height. Bayshore Grove Capital oversees development and construction. Completion is anticipated in the third quarter of 2027.
What it may mean for the marketAdds 54 homes to the North Bay Village inventory on the Biscayne Bay islands between Miami and Miami Beach. The site is about 2 miles east of West Little River.
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 3 miles south of West Little River.
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 5 miles northwest of West Little River.
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 4 miles northwest of West Little River.
Source: Hoodline - July 2026Development
Two-tower Gwen Cherry Residences slated for 170 NE 67th Street
Redwood Development Co. and Magasi, in partnership with Miami-Dade County, planned Gwen Cherry Residences, a 154-unit development across two towers of 11 and 10 stories at 170 NE 67th Street on a 1.6-acre site. The project includes 233 parking spaces and 7,700 square feet of ground-floor retail, replacing aging public housing from the 1970s that holds 24 units.
What it may mean for the marketReplaces older low-density public housing with two mid-rise towers, expanding the unit count on the site and adding ground-floor retail and structured parking. The site is about 1 mile south of West Little River.
Source: Florida YIMBY
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
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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 (31 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 West Little River
- Home values · What homes in West Little River actually sell for
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