WESTCHESTER PART 3
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Westchester Part 3 is pricing on a per-square-foot basis right now, with a median near $680,000 and a price-per-square-foot figure just under $395. That combination points to a market where condition and layout are doing more work than any single comp — buyers are paying for the square footage they get, not for a story about the neighborhood.
The year-over-year figure is down 15%, and the market heat score sits in cooler territory. That is not collapse, it is a market that has pulled back from a prior run and is now taking a bit longer to clear — median days on market of 35 confirms it. For sellers, that means pricing to the current data rather than last year's number. For buyers, it means there is room to negotiate on terms if the home is priced honestly.
WESTCHESTER PART 3 right now
🔴 Off the recent peak. The trailing-12-month median ($680K) is down 15.0% from the prior 12 months ($800K). With about 3 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 closed sales, 12-month windows ending July 20. Confidence: Low (3 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
WESTCHESTER PART 3 market snapshot (as of July 20, 2026): the median sale price is about $680K ($395 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. The trailing-12-month median is down 15% from the prior 12 months, computed from record-level miami closed sales (3 closings in the current window).
Westchester Part 3 sits within Miami-Dade County's broader Westchester housing stock, an established single-family area where pricing now moves closer to a per-square-foot calculation than a premium narrative.
Who WESTCHESTER PART 3 is best for.
Best for
- Buyers comfortable underwriting a home on price-per-square-foot rather than a headline listing number
- Buyers with flexibility on timeline who can wait through a 30-plus day closing window
- Sellers willing to price to current, cooler-market data rather than last year's comps
Probably not for
- Buyers who need a large, statistically deep set of comps before committing
- Sellers expecting a bidding-war pace given the year-over-year pullback
- Anyone prioritizing a defined amenity package, since none is identified in current listings
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($680K) IS the median in the snapshot above, and the move from 2025 ($800K) IS the -15.0% one-year change.
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 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.
100% of homes for sale in ZIP 33155 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 (2026-07-18).
The WESTCHESTER PART 3 buying strategy.
If we were buying in WESTCHESTER PART 3 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 WESTCHESTER PART 3.
A market resetting on price per square foot
With only three closings in the current window, this is a thin data set — enough to read direction, not enough to draw a tight price band. The median of $680,000 and $394.50 per square foot should be read as a directional signal, and any specific home needs its own comp pull before a number gets attached to it.
The 15% year-over-year decline paired with a 35-day median days on market tells a consistent story: this is a market absorbing a prior price run, not one in freefall, but also not one where sellers can expect quick, full-price offers. Buyers who come in with a clean underwriting process and a fair number based on recent closings, not last year's peak, are the ones getting deals done here.
The location and the amenities are priced into every listing in WESTCHESTER PART 3. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A thin-data market like this one is exactly where a broker who pulls actual closed comps, rather than relying on an automated estimate, earns their keep. We will walk you through what the three recent closings actually looked like — condition, size, and terms — before you commit to a number on either side of the table.
WESTCHESTER PART 3 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 WESTCHESTER PART 3 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 WESTCHESTER PART 3 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WESTCHESTER PART 3, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WESTCHESTER PART 3 home worth?
Get a no-obligation home value based on real comparable sales in WESTCHESTER PART 3, 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 WESTCHESTER PART 3 on the map →
Frequently Asked Questions
What is the median home price in WESTCHESTER PART 3?
How long do homes in WESTCHESTER PART 3 take to sell?
Do cash buyers compete in WESTCHESTER PART 3?
Who is the best real estate agent for WESTCHESTER PART 3?
How do I find a top real estate agent who knows WESTCHESTER PART 3?
Can Momentum Realty connect me with an agent for WESTCHESTER PART 3?
Should you buy in WESTCHESTER PART 3?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (38 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 WESTCHESTER PART 3 fits the bigger picture — live prices, inventory, and Momentum Scores: