West Miami
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
West Miami Part 2 is a quiet corner of the Miami-Dade resale market, and the current MLS snapshot reflects that directly: a single closed sale in the most recent window. That is not enough transaction volume to establish a reliable price trend, a typical days-on-market figure, or a clear sense of where buyer demand is concentrated within the plat.
For a seller, this means pricing has to be built from a tailored, property-specific comparison rather than a community-wide average, because the data set here simply will not support one. For a buyer, it means less competitive pressure from visible inventory, but also less public information to lean on when deciding whether an asking price is reasonable.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside WEST MIAMI PART 2 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
West Miami Part 2 is a small-footprint subdivision within Miami-Dade County where current MLS activity is limited, with only one closing recorded in the latest tracked window. No community amenities are identified in current listings, which points to a plat built around individual lots and homes rather than a managed or amenitized development.
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 Miami is best for.
Best for
- Buyers comfortable making a decision based on a specific property and direct comps rather than a community sales trend
- Sellers willing to invest in tailored, property-level pricing analysis rather than relying on public market data
- Buyers or investors who prioritize a specific lot or structure over shared community amenities
Probably not for
- Buyers who want to see a consistent sales history before committing to an offer price
- Buyers specifically looking for a managed or amenitized community
- Sellers expecting a fast, data-driven comparable-sales pricing strategy
The market around West Miami
West Miami is too small for its own price trend, so here is the market around it.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
ZIP and county figures describe the wider market, not West Miami specifically. Momentum Research analysis of MLS records.
The West Miami buying strategy.
If we were buying in West Miami 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 Miami.
A market with almost no public data trail
With just one closed transaction in the current window, West Miami Part 2 does not generate the kind of steady sales flow that lets an analyst point to a reliable median price, a typical spread, or a consistent pace of sale. Any pricing conversation here has to start from the specific property, its condition, and its lot rather than from a community benchmark, because the benchmark does not yet exist in usable form.
The listing data also shows no community amenities identified for the subdivision. That is a straightforward function of what is on the MLS right now, not a statement about the area itself, but it does mean buyers evaluating this plat should plan on researching lot-level and neighborhood-level specifics directly rather than relying on a shared amenity package to shape the decision.
The location and the amenities are priced into every listing in West Miami. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a plat with this little transaction history, the value of local, hands-on analysis goes up, not down. We build pricing and offer strategy from property-specific comparisons and direct research rather than leaning on thin or unreliable community averages, which is exactly the discipline a market like West Miami Part 2 requires.
West Miami in 15 seconds.
Tools for a West Miami 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 Miami sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Miami, 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 Miami home worth?
Get a no-obligation home value based on real comparable sales in West Miami, 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 Miami on the map →
Should you buy in West Miami?
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 2026-11-10 |
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 Miami Part 2
Development, infrastructure, retail, and school activity affecting West Miami Part 2, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Faena Residences gets record $817M construction loan on the Miami River
Tyko Capital provided the largest construction loan recorded in Florida to Fortune International Group and Kar Properties. The project at 24 SW Fourth St. calls for two 68-story towers with 434 condo units on a 14-acre site with river frontage. Completion is targeted for early 2030, and sales have passed $500M.
What it may mean for the marketThe financing moves a large riverfront condo and cultural project toward construction, adding long-term housing supply and construction employment near Brickell City Centre. The site is about 2 miles east of West Miami Part 2.
Source: Bisnow - October 2026Parks & Amenities
Coral Gables extends Art Cinema lease and moves toward Aragon Avenue expansion
The commission extended the cinema operators' lease by five years, to September 2035, and directed staff to pursue West Construction at about $1.24M for the expansion. The project converts a storefront at 240 Aragon Ave. into a 92-seat theater with a lobby and cafe. The city had earlier provided $450,000.
What it may mean for the marketThe expansion adds a cultural and cafe destination to the Miracle Mile and Aragon Avenue area downtown. The site is about 2 miles southwest of West Miami Part 2.
Source: Miami Today - October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 2 miles east of West Miami Part 2.
Source: Bisnow - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 3 miles east of West Miami Part 2.
Source: Florida YIMBY - 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 2 miles northeast of West Miami Part 2.
Source: Local 10 News - 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 about 2 miles east of West Miami Part 2.
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.
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