55+ Community · Miami, FL
Third Westmoreland Miami, FL Homes For Sale & Real Estate
Third Westmoreland, Miami, FL, is a 55+ community in Miami-Dade County with 3 homes for sale right now. Third Westmoreland Addn is an age-restricted 55+ community in Miami, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA).
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Market Overview
Third Westmoreland real estate market
There are 3 active listings for sale in Third Westmoreland right now. The median list price is $1,795,000, or about $709 per square foot. Listings span $1,750,000 to $1,799,000, so there is inventory across most budgets. Homes are averaging 85 days on market. These figures update from the MLS as the market moves.
Third Westmoreland Market Stats
MLS data updated September 3, 2026- Active Listings
- 3
- Median List Price
- $1,795,000
- Median $/Sq Ft
- $709
- Avg Days on Market
- 85
- Price Range
- $1,750,000 to $1,799,000
Frequently Asked Questions
- How many homes are for sale in Third Westmoreland?
- There are 3 active listings for sale in Third Westmoreland right now, and these counts update from the MLS as homes come on the market and go under contract. Prices sit in a narrow band here, so homes in Third Westmoreland tend to compete directly with each other. Ask us to set up a search alert and you will see new Third Westmoreland listings the day they reach the market.
- What is the median home price in Third Westmoreland?
- The median list price in Third Westmoreland is $1,795,000, or roughly $709 per square foot. The median is the midpoint of what is currently listed, so about half of Third Westmoreland homes ask more and half ask less, within a broader range of $1,750,000 to $1,799,000. The median sits high in that range, so most Third Westmoreland homes are nearer the top and the cheapest listings are the exception. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Third Westmoreland cover?
- Homes for sale in Third Westmoreland currently range from about $1,750,000 at the entry level to $1,799,000 at the top of the market. That spread reflects lot size, square footage, and finish level across the single-family homes here, with the median list price around $1,795,000. The spread is tight, which usually points to a consistent housing stock rather than a mix of sizes and eras. Tell us your budget and must-haves and we will send the Third Westmoreland listings that actually fit.
- How long do homes take to sell in Third Westmoreland?
- Homes in Third Westmoreland are averaging 85 days on market, measured from the day a listing goes live to the day it goes under contract. That is a measured pace, which usually leaves buyers room to negotiate and makes pricing at the outset matter more for sellers. Days on market in Third Westmoreland also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
- Is Third Westmoreland a 55+ community?
- Yes. Third Westmoreland is an age-restricted, 55-and-over active adult community, which generally means at least one resident per home must be 55 or older and the community is built around an active adult lifestyle. These communities usually pair lower-maintenance homes with amenities such as a clubhouse, pool, fitness center, and a full social calendar. Rules on age, occupancy, leasing, and pets are set by the HOA and vary, so confirm the current governing documents for Third Westmoreland before you write an offer.
About Third Westmoreland
Third Westmoreland, Miami, FL, is a 55+ community in Miami-Dade County with 3 homes for sale right now. Third Westmoreland Addn is an age-restricted 55+ community in Miami, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $1,900,000 to $2,500,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Third Westmoreland and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.
Homes & Architecture
Homes for sale in Third Westmoreland
Homes for sale in Third Westmoreland offer 3 bedrooms and 3 baths. Living areas run from about 2,294 to 2,538 square feet. The mix here includes single family and multi-family homes. Current prices run from $1,750,000 to $1,799,000. The homes on the market were built between 1925 and 1937.
Schools
Schools near Third Westmoreland
Homes for sale in Third Westmoreland are typically zoned for the Miami public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Miami-Dade County school district before you buy.
- Elementary School
- Coral Way K-8
- High School
- Miami
HOA
Does Third Westmoreland have an HOA?
All 3 homes for sale in Third Westmoreland right now report no homeowners association. That means no monthly association fee, but also no shared rules or amenities run by an association. Check the listing and the property records for any deed restrictions before you buy.
Recent Sales
Recently sold homes in Third Westmoreland
These are the last 6 recorded closings in Third Westmoreland, with the price each home actually sold for rather than what it was listed at. They closed at a median of $499 per square foot. The most recent closed on August 13, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.
Sold$2,350,000
Sold · August 13, 2026
1366 SW 15th Street
4 bed · 4 bath · 2,947 sqft · $797/sqft
$145,000 under the asking price
Sold$1,365,000
Sold · May 22, 2026
1337 SW 15th Street
0 bed · 0 bath · 2,736 sqft · $499/sqft
$85,000 under the asking price
Sold$950,000
Sold · April 29, 2026
1345 SW 17th Street
2 bed · 1 bath · 1,479 sqft · $642/sqft
$250,000 under the asking price
Sold$975,000
Sold · March 12, 2026
1352 SW 16th Street
4 bed · 4 bath · 2,774 sqft · $351/sqft
Sold$1,050,000
Sold · February 27, 2026
1352 SW 14th Street
0 bed · 0 bath · 3,538 sqft · $297/sqft
Sold$883,000
Sold · February 19, 2026
1338 SW 14th Street
4 bed · 3 bath · 2,043 sqft · $432/sqft
$42,000 under the asking price
See every recorded sale in Third Westmoreland or find out what your Third Westmoreland home is worth.
Market & Value
Third Westmoreland market and home values
Values in Third Westmoreland track the community's own sales more closely than any broad regional number. The median list price in Third Westmoreland is around $1,795,000, or roughly $709 per square foot. That sits about 201% above the Miami-Dade County median, which shows where Third Westmoreland lands in the local market. Recent asking prices have run from $1,750,000 to $1,799,000, so the home you choose within Third Westmoreland matters as much as the community average. Homes here have recently taken about 85 days to go under contract, a useful gauge of how quickly the Third Westmoreland market is moving. For pricing an offer or a listing, comparable sales within Third Westmoreland carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in Third Westmoreland so you work from real numbers, not an estimate.
How It Compares
Third Westmoreland compared to nearby Miami communities
Third Westmoreland sits 2 of 7 on median price among these Miami communities. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Aston Martin Residences | 52 | $3,250,000 | $1,592 | 233 |
| Third Westmoreland this page | 3 | $1,795,000 | $709 | 85 |
| Paramount Miami Worldcent | 82 | $1,012,500 | $672 | 260 |
| Icon Brickell | 56 | $839,500 | $817 | 167 |
| Icon Brickell | 65 | $770,000 | $761 | 195 |
| Golf Park | 55 | $535,000 | $323 | 148 |
| Opera Tower | 55 | $345,000 | $479 | 178 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is Third Westmoreland right for you?
A quick read on who fits Third Westmoreland saves time before you visit. As an age-restricted community, Third Westmoreland fits active adults, downsizers, and seasonal residents who want a lock-and-leave home and a full social calendar. At least one resident usually needs to meet the age requirement, so confirm the specific age rule and any younger-spouse provision before you buy. On price, Third Westmoreland sits at the luxury end of the market, where buyers weigh the specific home, its finishes, and its setting closely. Whether Third Westmoreland is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in Third Westmoreland
As an age-restricted community, Third Westmoreland centers on an active adult lifestyle, with amenities and a social calendar built for residents 55 and over.
Location
Third Westmoreland location
Third Westmoreland is located in Miami, part of Miami-Dade County, Florida. Residents are close to the shopping, dining, schools, and parks of the Miami area, with the wider job centers, beaches, and airports of the region within driving distance.
Buying in Third Westmoreland
Buying a home in Third Westmoreland
Buying in Third Westmoreland follows the same path as the rest of Miami-Dade County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Ask for the association's governing documents, budget, and reserve study before you write an offer. Association fees, any club or membership costs, and rules on rentals, pets, and leasing vary by community and materially affect the true cost of ownership. Property taxes factor into the monthly payment: the median annual property tax in Miami-Dade County is about $3,516. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Miami means you see new listings in Third Westmoreland the day they reach the market.
Selling in Third Westmoreland
Selling a home in Third Westmoreland
A successful sale in Third Westmoreland comes down to pricing, presentation, and marketing. List prices in Third Westmoreland currently center around $1,795,000, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Buyers in an association community also want to see the HOA or condo docs, the reserve study, and any pending or special assessments up front, so having those ready before you list avoids delays once you are under contract. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for Third Westmoreland owners in Miami, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Third Westmoreland home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in Third Westmoreland.
Listing agents and seller representation in Third Westmoreland
Thinking about selling in Third Westmoreland? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in Third Westmoreland sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 85 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving Third Westmoreland. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: listing agents in Miami · what is an exclusive right of sale listing? · selling a home in a 55 and over community
Realtors and real estate agents serving Third Westmoreland
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in Third Westmoreland is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: appraisal vs CMA: which number should you trust? · zestimate vs CMA: how accurate are online estimates? · taxes and money when you sell
Buyer's agents in Third Westmoreland
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in Third Westmoreland, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Miami-Dade County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · repair before listing, or sell as it stands? · staging, and what it is actually for
Buying Instead?
Search Third Westmoreland with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in Third Westmoreland?
Ask any listing agent you interview two questions. Which homes have they closed near Third Westmoreland, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $1,795,000 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Miami-Dade County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in Third Westmoreland?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in Third Westmoreland, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in Third Westmoreland?
You are not legally required to use one, but most buyers in Third Westmoreland do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Miami-Dade County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up Third Westmoreland property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Miami-Dade County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
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