Westchester today
What this means
Values in Westchester are about flat (+1.3% in a year).
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| Westchester | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 52,032 (Census survey) | ||
| Median home value | $508,700 | 10% higher | 42% higher |
| Median gross rent | $1,819 | 1% lower | 9% higher |
| Median household income | $72,262 | 1% higher | 3% lower |
| Owner occupied homes | 65.2% | +13.0 pts | -2.4 pts |
| Residents 65 and older | 23% | +6.1 pts | +1.7 pts |
| Average commute (minutes) | 30 | 4% lower | 6% higher |
| Homes built 2010 or later | 0.9% | -10.5 pts | -13.3 pts |
| Median property tax paid | $3,475 | 7% lower | 27% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Westchester
Unincorporated Miami Dade community about 10 miles west of downtown Miami.
As an unincorporated area, Westchester follows Miami-Dade County rules for zoning, permits and short term rentals.
Known for: Florida International University main campus area; National Weather Service Miami office; St. John Vianney College Seminary
How it has grown: Merged with University Park as a Census area before 2020, doubling its size.
Against the Miami-Dade County averages, less of the housing is in apartment and condo buildings (21% vs 44.7%); more homes are owner occupied (65.2% vs 52.2%); housing is older (0.9% built since 2010 vs 11.4%) and the population is older (23% age 65 or older vs 16.9%).
If you like the numbers here, also look at Miami ($518,100, $1,758), Bonita Springs ($497,100, $1,882), Fort Lauderdale ($486,700, $1,854).
Growth and housing
Yearly population estimates are not published for Census designated places; the county trend is the best guide. Miami-Dade County grew 3.7% from 2020 to 2025.
The typical home here was built around 1971. The housing mix is 63.5% detached houses and 21% larger buildings. Average household size is 2.76.
0.9% of residents moved in from another state in the past year (county 1.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Older homes (74.7% built before 1980) draw insurer questions about roofs and wiring. Inspections
Before buying in one of the larger buildings (13% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
Flood insurance here follows Miami-Dade County, which holds CRS class 3 (35% discount). The Miami-Dade County guide covers storms, flood claims and employers; 40.5% of county homes are in high risk flood zones.
Buying a home in Westchester
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $508,700 |
Homes cost 7.0 times median household income here (Miami-Dade County 6.5, Florida 4.8).
- Conventional: mortgage insurance drops off as equity builds.
- FHA: $158,300 of room between the median home and the FHA limit.
Investing in Westchester
Long term rentals
| Westchester | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 34.8% | -13.0 pts |
| Rental vacancy | 5% | -0.5 pts |
| Rent as share of renter income | 38.4% | +0.2 pts |
Short term rentals
Seasonal and vacation homes: 1.1% of the stock, against 4.6% countywide.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Confirm zoning, registration and HOA rules for the exact address. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 63.5% |
| Buildings with 5+ units | 21% |
| Manufactured homes | 1.1% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.