John I. Smith K-8 Center

It's a solid west Miami-Dade choice for families who want an established, centrally located neighborhood with a K-8 campus at its core. The zone also feeds into recognized schools like West Miami Middle School, which matters for buyers planning several years ahead. With 512 homes sold in the past year, it's a genuinely active, lived-in community rather than a slow market.

It sits in a middle range for the region: the median list price is $550,000 and average price per square foot is $408, with a median home size around 1,392 square feet. There's real room to shop up or down, since active listings run from $115,000 all the way to $4,275,000. About 71 homes are currently listed above $1 million if you're looking at the higher end.

Expect a median list price of $550,000 today, while homes that actually closed over the past 12 months came in at a median of $615,000. That gap reflects strong demand — sellers are getting roughly 96% of their asking price. You'll find E.W.F. Stirrup Elementary School area listings across a broad price band, so budgets from the low hundreds to multi-million are represented.

It's active and competitive but not frantic: homes take a median of 50 days to sell, and sellers average 96% of asking. With 307 active listings against 512 sales in the past year, there's steady turnover and enough inventory to negotiate. Only 2 new-construction listings exist right now, so most buyers are shopping resale.

The median HOA here runs about $660 per month, which reflects the number of condo and gated options — 35 gated listings are active now. Median property taxes land around $8,366 per year. If you're weighing renting first, the median rent is roughly $3,400 per month.