WESTWOOD LAKE
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Westwood Lake's numbers pull in different directions right now. Homes that go under contract are moving fast, a median of 20 days on market, but the median price sits 13.8% below where it was a year ago, and the broader heat score of 34 points to a market that has cooled even as individual listings sell quickly. With only six closings feeding this snapshot, that's a small enough sample that one or two unusual sales can swing the median, so treat the price trend as directional rather than precise.
At roughly $494 per square foot against a $547,500 median, pricing here is condition-driven. A property that shows well and is priced correctly can still move in under three weeks; anything that needs work or is priced against last year's comps is likely sitting or selling below expectation. For sellers, that means aligning price to current data, not last year's. For buyers, it means there's room to negotiate on anything that isn't turnkey.
WESTWOOD LAKE right now
🔴 Off the recent peak. The trailing-12-month median ($548K) is down 13.8% from the prior 12 months ($635K). With about a dozen 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 (6 and 5 sales in the two windows).
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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
WESTWOOD LAKE market snapshot (as of July 20, 2026): the median sale price is about $548K ($494 per sq ft over the trailing 12 months of closed sales), and a median 20 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level miami closed sales (6 closings in the current window).
Westwood Lake is a Miami-Dade community currently showing a wide gap between fast-moving listings and a year-over-year price pullback, a combination that rewards buyers who do their homework and sellers who price to today's market rather than last year's.
The setting & the homes.
Aerial and on-site photos of WESTWOOD LAKE. Swipe to explore the community.
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WESTWOOD LAKEPhotos from miami listings in WESTWOOD LAKE; content deemed reliable but not guaranteed.
Who WESTWOOD LAKE is best for.
Best for
- A buyer prioritizing a specific property over community amenities, since none are currently identified here.
- A buyer comfortable negotiating on condition, given the wide price-per-square-foot spread implied by a $494 median.
- A seller with a well-maintained, move-in-ready home who wants to price against current data and move quickly.
Probably not for
- A buyer who wants shared community amenities as part of the value proposition.
- A buyer or seller who wants a large closings sample to validate pricing trends before acting.
- A seller expecting last year's price levels; the year-over-year decline suggests repricing expectations downward.
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 ($548K) IS the median in the snapshot above, and the move from 2025 ($635K) IS the -13.8% one-year change.
Windows contain 0 to 15 sales each (6 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.
37% of homes for sale in ZIP 33165 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 (2026-08-18).
WESTWOOD LAKE Market Scorecard
WESTWOOD LAKE is currently a balanced market., and homes go under contract in about 1 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in WESTWOOD LAKE
Live MLS inventory for WESTWOOD LAKE. 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 WESTWOOD LAKE listings as of 2026-08-17, 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 WESTWOOD LAKE buying strategy.
If we were buying in WESTWOOD LAKE 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 WESTWOOD LAKE.
Fast turnover, softer pricing
The headline tension in Westwood Lake right now is speed versus direction. A 20-day median days-on-market is quick by most standards, which tells you that well-prepared, correctly priced listings are still finding buyers without much delay. But the 13.8% year-over-year decline in median price, combined with a market heat score of 34, signals that overall demand pressure has eased compared to a year ago. Those two facts aren't contradictory; they describe a market where the right listing moves fast and the rest sits or gets repriced.
With only six closings in this window, buyers and sellers should be cautious about reading too much precision into the median. It's a real number, but it's built on a thin slice of activity, so a single high or low sale can shift it meaningfully. Current MLS listings show no identified community amenities, so pricing here is driven by the home itself, lot, condition, layout, rather than shared community features. That puts more weight on inspection findings and comparable-unit condition than on amenity premiums.
The location and the amenities are priced into every listing in WESTWOOD LAKE. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market with a thin closings sample and a year-over-year price pullback is exactly where local, current comps matter more than headline stats. We track what's actually closing in Westwood Lake week to week, not a trailing average, so pricing and offer strategy reflect what's happening now rather than what happened a year ago.
WESTWOOD LAKE 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 WESTWOOD LAKE 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 WESTWOOD LAKE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WESTWOOD LAKE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WESTWOOD LAKE home worth?
Get a no-obligation home value based on real comparable sales in WESTWOOD LAKE, 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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Frequently Asked Questions
What is the median home price in WESTWOOD LAKE?
How long do homes in WESTWOOD LAKE take to sell?
Do cash buyers compete in WESTWOOD LAKE?
Who is the best real estate agent for WESTWOOD LAKE?
How do I find a top Miami real estate agent who knows WESTWOOD LAKE?
Can Momentum Realty connect me with an agent for WESTWOOD LAKE?
Should you buy in WESTWOOD LAKE?
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 (119 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.
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See how WESTWOOD LAKE fits the bigger picture — live prices, inventory, and Momentum Scores: