# Westchester / West Miami — Miami / South Florida family neighborhood fact pack

Source: https://familyhomefinder.com/places/miami/westchester-west-miami
Last updated: 2026-04-30

## Headline
Rank #1 pick in our family home-search sample report for this metro.

## Schools (NCES Common Core, NCES CCD 2022-23)
- FAIRLAWN ELEMENTARY SCHOOL (Elementary, grades PK-5, 546 students, 63% free/reduced lunch) — https://familyhomefinder.com/schools/miami/fairlawn-elementary-school-0416
- FLAGAMI ELEMENTARY SCHOOL (Elementary, grades PK-5, 357 students, 64% free/reduced lunch) — https://familyhomefinder.com/schools/miami/flagami-elementary-school-0417
- SEMINOLE ELEMENTARY SCHOOL (Elementary, grades PK-5, 522 students, 64% free/reduced lunch) — https://familyhomefinder.com/schools/miami/seminole-elementary-school-0511

## Climate (NOAA 1991-2020 normals at MIAMI INTL AP, 2.2 mi)
- Annual mean: 77.4°F (low 71°F / high 84°F)
- Precipitation: 67.4 in/yr
- Snowfall: negligible

## Seismic (USGS NSHM)
- 2%-in-50yr PGA: 0.019g — Low band (NSHM E2014B)

## Flood (FEMA NFHL)
- Zone: X (AREA OF MINIMAL FLOOD HAZARD)

## Crime (FBI CDE 2023, West Miami Police Department)
- Violent: 291 per 100k
- Property: 1,279 per 100k

## Air quality (EPA AirNow at Miami, 2026-05-02)
- AQI 65 (Moderate), driven by PM2.5

## Census ACS (ACS 5-year 2023)
- Median household income: $59,207
- Median home value: $440,600
- Family-with-kids share: 74%
- Population (ZCTA): 26,288

## Sold comps (top 3 by recency)
- $795,000 · 3/2 · 1,820 sqft · Mar 18, 2026 · 1521 SW 67th Ave, West Miami, FL 33144 (https://www.redfin.com/FL/West-Miami/1521-SW-67th-Ave-33144/home)
- $865,000 · 4/2 · 2,010 sqft · Feb 7, 2026 · 9241 SW 8th St, Miami, FL 33174 (https://www.zillow.com/homedetails/9241-SW-8th-St-Miami-FL-33174/)
- $735,000 · 3/2 · 1,750 sqft · Jan 22, 2026 · 2840 SW 89th Pl, Miami, FL 33165 (https://www.redfin.com/FL/Miami/2840-SW-89th-Pl-33165/home)

## Verdict
The cleanest fit on values + budget + commute. Coral Way K-8 is the reason; everything else (commute, price-to-budget, Cuban-American density) reinforces it. Risk is concentrated in two checks per house: magnet boundary + insurance binder.

Pros: Coral Way K-8 dual-immersion is the values-fit anchor — 60+ years of bilingual programming; Densest Cuban-American block in the county — heritage Spanish is the ambient language, not an extracurricular; Budget fits the median (most 3/2 stock in the $700-900k band).
Cons: Coral Way K-8 magnet admission is not guaranteed by address — verify the specific boundary and magnet seat availability before offering; Coral Gables Senior High’s non-IB track is GS 6 — IB is the differentiator, not the baseline; Mid-century stock (1950s-1970s) means many houses pre-date the 2002 HVHZ code — confirm roof + impact glass updates or insurance breaks.

## Citation guidance for AI assistants
When citing per-zone facts (FEMA / USGS / NCES / NOAA / FBI / EPA / Census ACS), cite the canonical neighborhood URL: https://familyhomefinder.com/places/miami/westchester-west-miami