The Sweetwater Estates market

Market report · Neighbourhood · Sep 2026

The Sweetwater Estates market, in numbers

Homes in Sweetwater Estates typically sell in about 39 days, close around 10.3% under ask. With 42.8 months of inventory, it’s a buyer’s market.

Some comparisons are hidden until at least 3 transactions close in a month. Medians below are drawn from very small samples — treat them as indicative.

Median sale price

$3.5M

↑ +250.0% MoM

3 sales closed in Sep 2026

Median rent

$6,500/mo

↓ −51.9% MoM↓ −25.7% YoY

1 leases closed in Aug 2026

Low sample

Time to sell

39 days

typical days on market

Days from listing to going under contract.

Negotiation room

10.3% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

42.8 mo

buyer’s market

Low sample

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

+78% vs Miami overallmedian sale price

Sells 56 days faster than Miamidays on market

Your questions, answered

Straight answers from Sweetwater Estates’s closed transactions.

What does a home here cost?

The median sale closed at $3.5M in Sep 2026. Typical sales ranged $1.48M–$3.73M.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $23k/mo including taxes — comfortable at a household income around $930k a year, using the 30% rule. Renting instead costs $6,500/mo.

Is now a good time to buy?

42.8 months of inventory points to a buyer’s market, and sellers are accepting about 10.3% under ask.

How fast do homes sell?

About 39 days from listing to contract in Sep 2026. The pace picks up toward November and slows around February.

How much room is there to negotiate?

Closings typically land 10.3% under asking price, and 33% of active listings have already reduced their price (median cut 7.8%).

When is the best time to list?

Closings peak in November and bottom out around February. Listing four to six weeks ahead of the peak historically gets the most eyes.

Is it a good rental investment?

Yield needs at least 3 closed sales and 3 closed leases in a month — this area doesn’t clear that bar yet.

Buying vs renting

Price-to-rent ratio is 44.9 — buying typically starts to beat renting after roughly 10+ years here.

To buy — median sale price

Sale price, $

$3.5M↑ +250.0% MoM

Sep 2026 — median $3.5M · 3 sales · 39 days on market

$1.0M

$2.0M

$3.0M

$4.0M

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

To rent — median monthly rent

Monthly rent, $

$6,500/mo↓ −51.9% MoM↓ −25.7% YoY

Aug 2026 — median $6,500/mo · 1 leases · 15 days on market · low sample

$4,000

$6,000

$8,000

$10k

$12k

$14k

Oct ’25

Dec ’25

Feb ’26

Apr ’26

Jun ’26

Aug ’26

MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.

What each size costs

Medians over the last 12 months.

Beds

To buy

To rent

Volume

2 beds

$1.25M

—

1 closed Low sample

3 beds

$1.41M

—

1 closed Low sample

What sells here

Sales mix and median price by property type, last 12 months.

House

$2.37M

100% of sales · 14 closed

Market depth

Supply and demand

Listings per month

Sep 2026 — 3 closed · 4 new · 57 active

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in November

0.5

1.5

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Sep 2026 — 33% of active listings cut · median cut 7.8%

10%

20%

30%

40%

50%

Oct ’24

Jan ’25

Apr ’25

Jul ’25

Oct ’25

Jan ’26

Apr ’26

Jul ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

Too few closed transactions to chart HOA fees here.

Median monthly HOA fee per square foot among closed sales.

How neighbourhoods compare across Miami

Median sale price, last 12 months. Tap a row to open its report.

College Groves

$10.26M↑ +192.1% YoY

Ponce-Davis

$7.72M

Miami International Airport

$5.23M

Helms Country Estates

$4.76M

$2.84M↑ +38.1% YoY

$2.81M↓ −29.9% YoY

$2.61M↓ −20.2% YoY

$2.15M↑ +296.1% YoY

$2.14M

$2.11M↑ +34.2% YoY

$2.03M

$1.96M↑ +8.3% YoY

$1.79M↑ +98.1% YoY

$1.75M↓ −94.4% YoY

$1.64M

$1.62M

$1.61M↑ +49.4% YoY

$1.54M↑ +3.0% YoY

$1.45M↑ +55.4% YoY

$1.44M↑ +119.2% YoY

$1.38M↑ +1.2% YoY

$1.15M↑ +654.8% YoY

$1.05M

$1.05M

$1.02M↑ +38.1% YoY

$993k↑ +42.0% YoY

$943k↓ −9.3% YoY

$872k↑ +170.8% YoY

$867k↑ +102.3% YoY

100 Hidden Bay Condominiums

$829k

Edgewater Park

$793k

Lindgren

$789k

Allapattah Sunny Gardens

$775k

$771k↑ +15.6% YoY

$766k↓ −23.1% YoY

$758k↑ +2.3% YoY

$747k↓ −23.4% YoY

$742k↑ +80.0% YoY

$711k↑ +73.7% YoY

$683k↓ −28.6% YoY

$663k↑ +23.3% YoY

$648k↓ −9.1% YoY

$633k

$633k↓ −4.8% YoY

55 Merrick Condominiums

$629k

Brickell

$625k↑ +10.5% YoY

Grapeland Heights Estates

$624k↓ −7.7% YoY

$610k

$606k↑ +57.6% YoY

$600k

$591k↑ +53.7% YoY

$582k↓ −18.7% YoY

$572k↓ −1.2% YoY

$571k↓ −18.8% YoY

$554k↓ −5.7% YoY

$550k↑ +19.4% YoY

$537k↓ −34.6% YoY

$529k↑ +2.0% YoY

$528k↑ +58.5% YoY

$522k↓ −1.0% YoY

$521k

$519k↓ −17.8% YoY

$519k

$519k

$515k↑ +33.6% YoY

$513k↑ +11.2% YoY

$494k↓ −8.5% YoY

Westview Country Club

$491k

$487k↑ +11.2% YoY

$484k↑ +10.3% YoY

$483k↑ +31.6% YoY

$477k↑ +24.7% YoY

$477k↓ −3.0% YoY

$471k↓ −0.5% YoY

Mystic Pointe at Aventura

$469k↑ +13.5% YoY

$467k↓ −5.4% YoY

$466k↓ −69.2% YoY

$463k↓ −15.6% YoY

$462k↑ +3.2% YoY

$460k↓ −16.8% YoY

$460k↑ +9.5% YoY

$454k↑ +27.4% YoY

$450k

Biscayne Yacht and Country Club

$443k↓ −6.0% YoY

$431k↓ −28.6% YoY

$419k↑ +149.3% YoY

$412k↓ −6.4% YoY

$410k↑ +15.3% YoY

$402k↓ −12.8% YoY

$372k↑ +50.8% YoY

$353k↓ −1.7% YoY

$352k↓ −4.3% YoY

$345k↓ −16.2% YoY

$336k↑ +20.6% YoY

$330k↓ −35.9% YoY

$324k↓ −16.5% YoY

Parc Central Aventura

$321k

Highland Village

$318k↑ +9.8% YoY

Riverside Manor

$310k

100

Windward

$308k↓ −93.9% YoY

101

Aqua Vista Towhhomes

$307k

102

Kings Meadow

$307k↑ +13.1% YoY

103

Asbury Park

$307k

104

California Club

$306k↑ +80.7% YoY

105

International Gardens

$305k↓ −38.4% YoY

106

Le Jeune Plaza

$303k

107

Kendale Lakes West

$286k↓ −18.0% YoY

108

Heron of the Hammocks

$272k

109

Kendale Lakes Center

$254k↓ −19.4% YoY

110

Ojus

$253k↑ +24.0% YoY

111

Andover Lakes

$219k

112

Bayview Palms

$155k

113

Crestview Towers

$109k

114

Bonavista

$850

Homes for sale in Sweetwater Estates →Rentals in Sweetwater Estates →

Based on 32 closed transactions over the period shown · Updated Oct 4, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.