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The West Little River market
Market report · Neighbourhood · Jul 2026
The West Little River market, in numbers
Part of Miami — see the Miami report
Homes in West Little River typically sell in about 68 days, prices are up 14.3% on a year ago. With 25.3 months of inventory, it’s a buyer’s market.
Median sale price
$520k
↑ +1.5% MoM↑ +14.3% YoY
15 sales closed in Jul 2026
Median rent
$2,300/mo
↑ +0.0% MoM↓ −12.0% YoY
15 leases closed in Jul 2026
Time to sell
68 days
typical days on market
Days from listing to going under contract.
Months of inventory
25.3 mo
buyer’s market
Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
5.3%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
−19% vs Miami overallmedian sale price
Sells 30 days faster than Miamidays on market
Your questions, answered
Straight answers from West Little River’s closed transactions.
What does a home here cost?
The median sale closed at $520k in Jul 2026, up 14.3% on a year ago. Typical sales ranged $419k–$662k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,452/mo including taxes — comfortable at a household income around $138k a year, using the 30% rule. Renting instead costs $2,300/mo.
Is now a good time to buy?
25.3 months of inventory points to a buyer’s market. Prices are still climbing, so waiting has a cost.
How fast do homes sell?
About 68 days from listing to contract in Jul 2026. The pace picks up toward March and slows around January.
How much room is there to negotiate?
Not enough closed sales this month to measure — the price-cut chart below is the best proxy.
When is the best time to list?
Closings peak in March and bottom out around January. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
A year of median rent ($2,300/mo) equals 5.3% of the median sale price, before fees and taxes.
Buying vs renting
Price-to-rent ratio is 18.8 — buying typically starts to beat renting after roughly 5–7 years here.
To buy — median sale price
Sale price, $
$520k↑ +1.5% MoM↑ +14.3% YoY
Jul 2026 — median $520k · 15 sales · 68 days on market
$0
$200k
$400k
$600k
$800k
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$2,300/mo↑ +0.0% MoM↓ −12.0% YoY
Jul 2026 — median $2,300/mo · 15 leases · 51 days on market
$1,000
$2,000
$3,000
$4,000
$5,000
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’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
Studio
—
$1,300/mo
6 closed Low sample
1 bed
$225k
$1,472/mo
33 closed Low sample
2 beds
$342k
$2,247/mo
87 closed
3 beds
$463k
$2,808/mo
131 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$189k
6% of sales · 10 closed
House
$467k
91% of sales · 145 closed
Townhouse
$195k
3% of sales · 5 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 15 closed · 30 new · 430 active
0
200
400
600
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in March
0
2.5
5
7.5
10
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Jul 2026 — 36% of active listings cut · median cut 5.3%
0%
10%
20%
30%
40%
50%
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$0.26 per sqft · May 2026
$0.22
$0.24
$0.26
$0.28
$0.30
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
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.
Based on 633 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.