Westhaven Hgts 2nd
Homes for Sale in Hialeah, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Westhaven Hgts 2ND Addn in Hialeah, FL has 1 home for sale. As of September 2026, the MLS records 25 closed sales in Westhaven Hgts 2ND Addn in Hialeah, FL since 2012, the most recent in June 2026.
The number that matters most here is the 109-day median time on market. That is not a fast-moving pocket of Miami-Dade — it is a market where pricing has to be right from day one, because there is no wave of competing buyers to bail out an ambitious list price. At a $331.58 per-square-foot median, value here is being set home by home, not by a tight, predictable comp set.
With only three closings in the current window, this is a thin-data community. That is not a criticism of the neighborhood, it is a fact about how few transactions exist to triangulate value. Anyone pricing or offering here should treat the $630,000 median as a directional anchor, not a formula, and lean on a broker who will pull the individual closed files rather than a generic average.
The 60-Second Overview
WESTHAVEN HGTS 2ND ADDN is a small, low-turnover pocket of Miami-Dade County where recent activity gives us a median price of $630,000 but not much else to lean on. With current MLS listings showing no identified community amenities, the value proposition here is about the home and the lot, not a shared clubhouse or gate.
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 Westhaven Hgts 2nd is best for.
Best for
- Buyers who have done their homework on condition and lot and are not expecting a bidding war
- Sellers with flexibility on timeline who can hold for the right offer rather than the first offer
- Buyers or sellers who want a broker pulling individual closed comps rather than relying on a thin median
Probably not for
- Buyers who need to close within a few weeks of writing an offer
- Sellers expecting a fast, multiple-offer sale based on recent momentum
- Anyone relying solely on the community's automated or aggregate pricing data without a deeper comp review
The market around Westhaven Hgts 2nd
Westhaven Hgts 2nd is too small for its own price trend, so here is the market around it.
In ZIP 33012, 149 homes are on the market and 23% are under contract — a steady corner of Hialeah.
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not Westhaven Hgts 2nd specifically. Momentum Research analysis of MLS records.
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.
23% of homes for sale in ZIP 33012 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 (2026-09-12).
WESTHAVEN HGTS 2ND ADDN Market Scorecard
WESTHAVEN HGTS 2ND ADDN is currently a thin data market. Limited supply, a median asking price of n/a.
Typical home value in the 33012 ZIP is $385,584, about 68.7% 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 Westhaven Hgts 2nd
Live MLS inventory for Westhaven Hgts 2nd. 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 Westhaven Hgts 2nd 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 Westhaven Hgts 2nd buying strategy.
If we were buying in Westhaven Hgts 2nd 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 Westhaven Hgts 2nd.
A market defined by patience, not pace
A 109-day median days-on-market is the single clearest signal coming out of WESTHAVEN HGTS 2ND ADDN right now. Homes here are not moving in the first few weeks off a fresh listing photo. That points to a buyer pool that takes its time, and to sellers who need a pricing and condition strategy built for a longer runway rather than a quick-bid environment.
At $331.58 per square foot against a $630,000 median, the math suggests a range of home sizes and conditions rather than a uniform product type. Because the closings window only captured three sales, we would treat any single closed comp as a data point, not a rule, and walk any buyer or seller through the underlying properties themselves before anchoring on the median alone.
The location and the amenities are priced into every listing in Westhaven Hgts 2nd. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recent closings, the median is a starting point, not an answer. We pull the actual closed files behind the $630,000 figure, track how long homes are genuinely sitting versus the 109-day median, and build a pricing or offer strategy around the real comps in play rather than a countywide average.
Westhaven Hgts 2nd 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 Westhaven Hgts 2nd 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 Westhaven Hgts 2nd sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westhaven Hgts 2nd, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westhaven Hgts 2nd home worth?
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Should you buy in Westhaven Hgts 2nd?
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Nearby Communities
Explore more neighborhoods near Westhaven Hgts 2nd with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (25 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.
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