The Westview Country Club market

Market report · Neighbourhood · Oct 2026

The Westview Country Club market, in numbers

Homes in Westview Country Club typically sell in about 95 days, prices are down 11.5% on a year ago. With 42.3 months of inventory, it’s a buyer’s market.

Median sale price

$465k

↓ −7.7% MoM↓ −11.5% YoY

3 sales closed in Oct 2026

Median rent

$2,975/mo

↓ −17.4% MoM↓ −9.8% YoY

4 leases closed in Oct 2026

Time to sell

95 days

typical days on market

Days from listing to going under contract.

Months of inventory

42.3 mo

buyer’s market

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

Gross rental yield

7.7%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

−21% vs Miami overallmedian sale price

Sells 1 days faster than Miamidays on market

HOA fees 0.23× the Miami averageper sqft, monthly

Your questions, answered

Straight answers from Westview Country Club’s closed transactions.

What does a home here cost?

The median sale closed at $465k in Oct 2026, down 11.5% on a year ago. Typical sales ranged $434k–$528k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $3,313/mo including taxes and HOA — comfortable at a household income around $133k a year, using the 30% rule. Renting instead costs $2,975/mo.

Is now a good time to buy?

42.3 months of inventory points to a buyer’s market. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 95 days from listing to contract in Oct 2026. The pace picks up toward August and slows around March.

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 August and bottom out around March. 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 ($2,975/mo) equals 7.7% of the median sale price, before fees and taxes. HOA fees run 0.23× the Miami average.

Buying vs renting

Price-to-rent ratio is 13.0 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$465k↓ −7.7% MoM↓ −11.5% YoY

Oct 2026 — median $465k · 3 sales · 95 days on market

$300k

$400k

$500k

$600k

$700k

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’26

To rent — median monthly rent

Monthly rent, $

$2,975/mo↓ −17.4% MoM↓ −9.8% YoY

Oct 2026 — median $2,975/mo · 4 leases · 63 days on market

$1,000

$2,000

$3,000

$4,000

$5,000

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

Sep ’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

1 bed

—

$1,600/mo

2 closed Low sample

2 beds

$390k

$1,950/mo

2 closed Low sample

3 beds

$481k

$3,056/mo

69 closed

What sells here

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

House

$526k

43% of sales · 9 closed

Townhouse

$477k

57% of sales · 12 closed

Market depth

Supply and demand

Listings per month

Oct 2026 — 3 closed · 4 new · 127 active

100

150

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

Aug ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in August

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

Price-cut pressure

% of active listings

Oct 2026 — 53% of active listings cut · median cut 3.4%

25%

50%

75%

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

Aug ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.16 per sqft · Oct 2026

$0.05

$0.10

$0.15

$0.20

$0.25

$0.30

Nov ’24

Feb ’25

May ’25

Aug ’25

Nov ’25

Feb ’26

May ’26

Aug ’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.

College Groves

$9.0M↓ −49.2% YoY

Ponce-Davis

$6.79M↓ −53.4% YoY

Miami International Airport

$5.89M

Helms Country Estates

$4.76M

$2.73M↑ +91.8% YoY

$2.72M↓ −40.8% YoY

$2.7M↓ −29.9% YoY

$2.41M↑ +635.4% YoY

$2.09M↓ −8.0% YoY

$2.08M↑ +115.6% YoY

$2.03M↑ +567.6% YoY

$2.03M

$1.97M

$1.62M

$1.56M↑ +49.4% YoY

$1.54M↓ −1.9% YoY

$1.52M↑ +119.2% YoY

$1.46M↑ +15.2% YoY

$1.45M

$1.44M

$1.38M↑ +1.2% YoY

$1.14M↓ −39.2% YoY

$1.05M

$1.05M

$999k↑ +8.4% YoY

$996k↑ +38.1% YoY

$966k↑ +152.5% YoY

$902k↓ −9.3% YoY

$865k

100 Hidden Bay Condominiums

$838k

Glenvar Heights

$822k↑ +65.8% YoY

Lindgren

$792k

Allapattah Sunny Gardens

$775k

$769k↓ −5.9% YoY

$767k↑ +11.8% YoY

$751k↑ +5.2% YoY

$690k↑ +20.9% YoY

$681k↓ −48.9% YoY

$659k↓ −5.0% YoY

$653k↑ +2.0% YoY

Grapeland Heights Estates

$645k↓ −7.7% YoY

$641k

$634k↓ −4.8% YoY

$633k

$623k↓ −3.9% YoY

55 Merrick Condominiums

$617k

$615k↑ +7.6% YoY

$600k

$599k↓ −13.9% YoY

$588k↑ +41.7% YoY

$584k↓ −36.9% YoY

$584k↓ −15.6% YoY

$576k↓ −18.7% YoY

$555k↓ −26.2% YoY

$549k↓ −3.9% YoY

$542k↓ −23.1% YoY

$537k↓ −34.6% YoY

$533k

$529k↑ +2.0% YoY

$522k↓ −1.0% YoY

$521k

$519k

$513k↑ +11.2% YoY

$512k↑ +37.0% YoY

$506k↓ −26.1% YoY

$490k↑ +3.2% YoY

$490k↓ −85.0% YoY

Westview Country Club

$488k↓ −11.5% YoY

West Little River

$486k↑ +2.9% YoY

Fulford Highlands

$484k↑ +43.6% YoY

Norland

$483k↑ +16.1% YoY

Mystic Pointe at Aventura

$482k↑ +48.5% YoY

$481k↓ −9.9% YoY

$477k↑ +12.7% YoY

$477k↓ −14.4% YoY

$471k↑ +6.7% YoY

$469k↓ −6.1% YoY

$467k↑ +13.9% YoY

$460k↑ +0.7% YoY

$457k↓ −9.6% YoY

$456k↑ +66.4% YoY

Biscayne Yacht and Country Club

$453k↑ +31.6% YoY

$450k

$447k↓ −32.8% YoY

$440k↑ +88.1% YoY

$422k↑ +45.3% YoY

$411k↓ −41.4% YoY

$405k↑ +15.3% YoY

$400k↓ −12.8% YoY

$373k↑ +4.8% YoY

$367k↑ +79.0% YoY

$352k↓ −1.7% YoY

$348k↓ −16.5% YoY

$345k↓ −16.2% YoY

$331k↑ +20.6% YoY

$330k↓ −35.9% YoY

$318k↑ +9.8% YoY

Parc Central Aventura

$314k↓ −14.0% YoY

Kings Meadow

$312k↑ +16.1% YoY

100

Windward

$312k↑ +59.8% YoY

101

Aqua Vista Towhhomes

$307k

102

Asbury Park

$307k

103

Le Jeune Plaza

$303k

104

International Gardens

$300k↓ −12.5% YoY

105

California Club

$297k↑ +7.1% YoY

106

Kendale Lakes West

$285k↓ −4.8% YoY

107

Heron of the Hammocks

$272k

108

Kendale Lakes Center

$257k

109

Ojus

$253k↓ −31.9% YoY

110

Andover Lakes

$217k↓ −17.2% YoY

111

Bayview Palms

$155k

112

Crestview Towers

$111k↑ +11.9% YoY

113

Bonavista

$850

Homes for sale in Westview Country Club →Rentals in Westview Country Club →

Based on 172 closed transactions over the period shown · Updated Nov 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.