Westbrooke
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $750,000, $369 per square foot, a median 26 days on market, sellers accepting 97% of original asking (+1% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $13,190 ($12,480 with the full homestead exemption).
The honest starting point for Westbrooke is that the current MLS feed does not give us much to work with: no listed community amenities, and only two closings in the tracked window. That is not a market call one way or the other, it just means anyone quoting you a confident price trend or a typical-home profile for this community right now is working from a thin sample, not a pattern.
For a buyer or seller, that changes the posture. Pricing here has to be built pending-by-pending, comp-by-comp, rather than leaning on a community-wide median or an amenity narrative. It also means timing a listing or an offer requires more direct legwork than a set-and-forget market read.
Westbrooke right now
🟡 Still climbing. The trailing-12-month median ($750K) is up 1.4% from the prior 12 months ($740K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 12. Confidence: Low (3 and 3 sales in the two windows).
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Updated September 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Westbrooke market snapshot (as of September 12, 2026): the median sale price is about $750K ($369 per sq ft over the trailing 12 months of closed sales), and a median 26 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level MIAMI MLS closed sales (3 closings in the current window).
Westbrooke sits in Miami-Dade County, and current MLS data shows only a couple of closings in the recent window with no community amenities on file — a market that requires a closer, more manual read than a headline-stat one.
Who Westbrooke is best for.
Best for
- A buyer who already has a specific address in mind and wants a rigorous, comp-by-comp valuation rather than a market summary.
- A seller comfortable pricing off direct comparables rather than a published community median.
- Someone who values a quiet, low-data corner of the Miami-Dade market and does not need an amenity-driven pitch.
Probably not for
- A buyer who wants to compare amenity packages before narrowing a search.
- Someone who relies on a community median or trend line to set expectations before shopping.
- A seller expecting a broad pool of recent closings to benchmark an asking price.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($750K) IS the median in the snapshot above, and the move from 2025 ($740K) IS the +1.4% one-year change.
Windows contain 0 to 10 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 2012 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.
WESTBROOKE Market Scorecard
WESTBROOKE is currently a thin data market. Limited supply, a median asking price of n/a.
Typical home value in the 33165 ZIP is $684,537, about 63.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Westbrooke
Live MLS inventory for Westbrooke. 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 Westbrooke listings as of 2026-09-12, 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 2012 through 2026. Tap any home to ask about it.
The Westbrooke buying strategy.
If we were buying in Westbrooke 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 Westbrooke.
Reading a thin data set honestly
With two closings in the window and no amenities identified from current listings, Westbrooke does not have the kind of MLS footprint that supports a median-price story or a lifestyle pitch. That is a data statement, not a judgment on the community itself — it simply means the usual shortcuts (median price, typical days on market, amenity comparisons) are not reliable here right now.
What that means practically: any pricing conversation should be built off the specific comparable properties available at the time, condition by condition, rather than an aggregate number. Buyers and sellers should expect to do more direct diligence — pulling actual comps, checking permit and listing history property by property — instead of relying on a community-wide snapshot.
The location and the amenities are priced into every listing in Westbrooke. 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 thin, the value of a broker is in the manual work — pulling actual closed and pending records one at a time, verifying what the feed does not show, and pricing off real comparables instead of a community average. That is the level of diligence we bring to Westbrooke rather than leaning on a headline stat that does not exist yet.
Westbrooke 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 Westbrooke 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 Westbrooke sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westbrooke, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westbrooke home worth?
Get a no-obligation home value based on real comparable sales in Westbrooke, 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 Westbrooke on the map →
Frequently Asked Questions
What is the median home price in Westbrooke?
How long do homes in Westbrooke take to sell?
Who is the best real estate agent for Westbrooke?
How do I find a top Miami real estate agent who knows Westbrooke?
Can Momentum Realty connect me with an agent for Westbrooke?
Should you buy in Westbrooke?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Westbrooke with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (48 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.
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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how WESTBROOKE fits the bigger picture — live prices, inventory, and Momentum Scores: