WEST MIAMI PART 2
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.
Who WEST MIAMI PART 2 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 PART 2
WEST MIAMI PART 2 is too small for its own price trend, so here is the market around it.
In ZIP 33184, 1 homes are on the market and 0% are under contract — a slower corner of .
Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).
Homes here are singlefamilyresidence.
ZIP and county figures describe the wider market, not WEST MIAMI PART 2 specifically. Momentum Research analysis of MLS records.
The WEST MIAMI PART 2 buying strategy.
If we were buying in WEST MIAMI PART 2 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 PART 2.
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 PART 2. 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 PART 2 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 MIAMI PART 2 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 PART 2 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 PART 2, 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 PART 2 home worth?
Get a no-obligation home value based on real comparable sales in WEST MIAMI PART 2, 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 PART 2 on the map →
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.
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 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 3 miles northeast of West Miami Part 2, 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 project is about 2 miles east of West Miami Part 2, elsewhere in Miami-Dade County.
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 4 miles northeast of West Miami Part 2, 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 northeast of West Miami Part 2, 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 about 2 miles east of West Miami Part 2.
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 6 miles east of West Miami Part 2, 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.
Frequently Asked Questions
Do cash buyers compete in WEST MIAMI PART 2?
Who is the best real estate agent for WEST MIAMI PART 2?
How do I find a top real estate agent who knows WEST MIAMI PART 2?
Can Momentum Realty connect me with an agent for WEST MIAMI PART 2?
Should you buy in WEST MIAMI PART 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (20 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?
You just read the data. Now see what your home is worth.
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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how WEST MIAMI PART 2 fits the bigger picture — live prices, inventory, and Momentum Scores: