The 100% Commission Real Estate Brokerage in Westchester.

The Westchester market right now (mid-2026)

Westchester is an established, unincorporated pocket of western Miami-Dade — west of Coral Gables, bracketed roughly by SW 8th Street and Bird Road, running out toward the Palmetto and the Tamiami corridor. It's a built-out, owner-occupied neighborhood of 1950s and '60s concrete-block ranch homes, not a speculative one, and the numbers show it. The area median sale price sits at about $699,639, up 2.9% year over year (Redfin, April 2026), and the 33165 ZIP that covers the neighborhood's core has run in the $700K–$725K range through spring and summer 2026 (Redfin, March 2026).

That local figure tracks the county's single-family market almost exactly: Miami-Dade's single-family median is $695,000, up 3.73% year over year, with homes going to contract in a median 52 days and 4.9 months of supply — still a seller-leaning market for houses (MIAMI REALTORS, June 2026). Westchester homes sold in a median of about 67 days recently, down from 85 a year earlier (Redfin, April 2026). Translation for agents: this is a steady, transaction-driven neighborhood where well-priced single-family listings still move, but pricing and negotiation skill matter more than they did at the 2021–22 peak.

A single-family stronghold in a condo-cooled county

Westchester's strategic advantage is what it isn't: it's overwhelmingly single-family and low-rise, so it sidesteps the stress hitting Miami-Dade's condo towers. Countywide, the split is stark — single-family homes carry a $695,000 median (+3.7% YoY) against a condo/townhome median of $431,000, down 3.15% year over year, and condos sit at 12.3 months of supply versus 4.9 for houses (MIAMI REALTORS, June 2026). Houses are a seller's market; condos are firmly a buyer's.

Much of the condo drag traces to Florida's post-Surfside reforms. Under HB 913 (Chapter 2025-175), signed June 23, 2025 and effective July 1, 2025, associations still must complete milestone structural inspections and structural integrity reserve studies (SIRS), but the law eased some pressure — the per-item reserve threshold rose from $10,000 to $25,000, and boards that completed a milestone inspection within the prior two years may temporarily reduce or pause reserve contributions for budgets adopted through December 31, 2028 (Florida HB 913, 2025). In Westchester, where the townhome and low-rise inventory is smaller and simpler than the coastal high-rises, agents who can still read a reserve study and an association budget close the condo and townhome deals their competitors avoid.

Who's buying in Westchester

Westchester's buyer pool is local, family-driven, and heavily rooted in Miami's Cuban-American and broader Hispanic community — it's a Hispanic-majority neighborhood of roughly 29,000 residents where multigenerational purchases and move-up families dominate over out-of-state speculators. Buyers here are homeowners first: young families chasing the single-family lots and school access, professionals commuting to Coral Gables, Doral, and downtown, and longtime residents trading up or down within the same few square miles.

Cash is a real factor even at these prices — 27.6% of Miami-Dade single-family sales closed all-cash (MIAMI REALTORS, June 2026), reflecting equity-rich move-up buyers and family money rather than institutional flippers. Insurance, long the wild card on every South Florida deal, is finally easing: Citizens Property Insurance is cutting rates an average of 8.8% for 2026 — its largest reduction in a decade — with State Farm, Florida Peninsula, and others filing further decreases and 17 new carriers entering the state (Florida OIR / Citizens filings, 2026). For agents, that's a tailwind: block-construction Westchester homes with impact windows and newer roofs quote better than they have in years, and a fluent bilingual agent who can walk a family through wind-mitigation credits and financing is exactly who wins these listings.

MLS, association, and the commission math

Westchester agents belong to the MIAMI Association of REALTORS® (MIAMI REALTORS) — the largest local REALTOR® association in the United States — and list through its Multiple Listing Service on the RWorld / MIAMI MLS platform, with reciprocal access across BeachesMLS (MIAMI REALTORS + RWorld, June 2026). One membership covers you from Westchester across all of Miami-Dade — Doral, Coral Gables, Kendall, the coastal condo market — so a neighborhood specialist and a countywide producer carry the same license and the same MLS.

Now the math, at Westchester's own prices. A single side at the $699,639 area median (Redfin, April 2026) grosses about $21,000 at 3%. At a 20% split brokerage, roughly $4,200 of that goes to the house; at 30%, about $6,300 — every deal, before monthly fees. At Gromadzki it's a flat $499. Run it over a year: an agent closing 10 sides at the ~$700K median grosses about $210,000 at 3% per side. A 20% split brokerage takes about $42,000 of that; Gromadzki takes $4,990, flat, leaving roughly $37,000 more with the agent — in a market where houses still move but every closing takes more pricing work and more negotiation than it used to.