Reef West Homes for Sale

Reef West is a residential community in North Miami Beach, Florida. Active listings are currently priced from $280K–$429K.

Pure Equity Realty covers Reef West and the North Miami Beach area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 3 Reef West North Miami Beach homes for sale as of October 2026. The median asking price is $280,000. Asking prices run from $280,000 to $429,000.

That is 46% below the North Miami Beach median of $518,000. On a per-foot basis, homes here ask about $283 per square foot, compared with $415 across North Miami Beach. So the median price buys roughly 1,000 square feet of living area.

Listings here have averaged 42 days on the market. That is faster than the North Miami Beach average of 170 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Reef West date from 1980, so they are about 46 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Condo buyers should also know Florida's 2022 condo safety law. It requires milestone structural inspections for buildings three stories or taller as they age. It also requires a structural integrity reserve study. Before you sign, request both reports and the current reserve balance.

Reef West is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

Here is what the median Reef West price means in Florida closing terms. At $280,000, a 20% down payment comes to about $56,000, leaving a loan near $224,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $784. Next, the intangible tax of 0.2% adds about $448. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $1,680 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Reef West listings show assignments to Ojus (elementary), Highland Oaks (middle) and Alonzo and Tracy Mourning (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.