Westbrooke Gardens 1st Ad
Homes for Sale in Miami, FL
All 4,610 homes for sale in Miami, FL · median $518,425 · 65 homes for sale in 33165 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Westbrooke Gardens 1ST Ad in Miami, FL has 1 home for sale. As of October 2026, the MLS records 16 closed sales in Westbrooke Gardens 1ST Ad in Miami, FL since 2013, the most recent in May 2026. Across Miami as a whole, 7 homes closed in the last 12 months at a median of $570,000, 63 median days on market, with 4,211 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,030 ($9,310 with the full homestead exemption).
Last 30 days in Westbrooke Gardens 1st Ad: 1 new listing (median asking $889,000). As of September 23, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
Westbrooke Gardens 1st Ad is a low-volume corner of the Miami-Dade market right now. With only two closings in the current window, there isn't enough transaction data to draw a reliable price trend, and any figure we could cite would be more noise than signal. That's not a knock on the community — it just means pricing here has to be built home-by-home, from comparable sales and condition, rather than pulled from a community-wide average.
For a buyer, that thin sample is actually useful information: it tells you to negotiate on the specifics of the property in front of you, not on a headline number. For a seller, it means positioning and presentation carry more weight than usual, since there are fewer recent comps for an appraiser or a buyer's agent to lean on.
The 60-Second Overview
Westbrooke Gardens 1st Ad sits in Miami-Dade County with limited recent MLS activity, and no community amenities are listed in current listings — so any pool, clubhouse, or recreational feature would need to be confirmed at the property level rather than assumed from the community name.
MIAMI REALTORS sales records identify 21 homes in WESTBROOKE GARDENS 1ST AD that have changed hands since 2006, built between 1967 and 1968 (median 1967), with a median living area of about 2,033 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 Westbrooke Gardens 1st Ad is best for.
Best for
- Buyers willing to verify property condition and comps directly rather than rely on community-level averages
- Buyers focused on a specific home rather than a broad amenity package
- Buyers comfortable with a longer diligence process given the limited recent sales data
Probably not for
- Buyers who want a clear, community-wide price range before they start looking
- Buyers who expect a confirmed amenity package as part of the purchase decision
- Buyers who need multiple recent comparable sales to feel confident in an offer
The market around Westbrooke Gardens 1st Ad
Westbrooke Gardens 1st Ad is too small for its own price trend, so here is the market around it.
In ZIP 33165, 102 homes are on the market and 36% are under contract — a fast-moving corner of Miami.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33165 (Miami), 206 homes closed in the last 12 months at a median of $732K ($447/sq ft), up 1.0% year over year, with a median 39 days on market. Right now 49 active and 28 pending listings — a balanced market. See the live ZIP 33165 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Westbrooke Gardens 1st Ad specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Westbrooke Gardens 1st Ad
Live MLS inventory for Westbrooke Gardens 1st Ad. 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 Gardens 1st Ad listings as of 2026-09-23, 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.
Every Home for Sale in Westbrooke Gardens 1St Ad Right Now (1)
All 1 active and pending Westbrooke Gardens 1St Ad listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2211 SW 98th Pl · $889,000 · 4 bd / 2 ba · listed Sep 11, 2026 · listed by Legacy Group Real Estate, LLC.
The Westbrooke Gardens 1st Ad buying strategy.
If we were buying in Westbrooke Gardens 1st Ad 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 Gardens 1st Ad.
A market with too few data points to average
Two closings in the current window is not enough to establish a defensible price trend, a typical days-on-market figure, or a condition-adjusted range for the community. Treat any broad statistic you see elsewhere about this area with skepticism until it's checked against actual, current listings.
The absence of listed amenities in current MLS data doesn't necessarily mean the community has none — it may simply mean the feature isn't being marketed in the listings we can see right now. Either way, don't buy or price off assumption. Confirm lot specifics, any HOA structure, and community features directly, house by house.
The location and the amenities are priced into every listing in Westbrooke Gardens 1st Ad. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little recent transaction data, the value of local, hands-on comp work goes up, not down. We don't default to an automated estimate or a stale community average — we pull actual recent sales, walk the comps, and price or negotiate off what's really happening on the ground in Westbrooke Gardens 1st Ad.
Westbrooke Gardens 1st Ad 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 Gardens 1st Ad 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 Gardens 1st Ad sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westbrooke Gardens 1st Ad, 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 Gardens 1st Ad home worth?
Get a no-obligation home value based on real comparable sales in Westbrooke Gardens 1st Ad, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Westbrooke Gardens 1st Ad?
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: September 23, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (16 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.
Looking to buy here? Search homes for sale →
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See how WESTBROOKE GARDENS 1ST AD fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Westbrooke Gardens 1st Ad
Where is Westbrooke Gardens 1st Ad?
Westbrooke Gardens 1st Ad is a community in Miami, Miami-Dade County, Florida, ZIP 33165.
Are there homes for sale in Westbrooke Gardens 1st Ad right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Westbrooke Gardens 1st Ad have an HOA or CDD?
No HOA is on record for Westbrooke Gardens 1st Ad 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 Westbrooke Gardens 1st Ad 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.