Live in Westhaven Heights

The name belongs to a minority of the plats. Hialeah keeps no map of neighborhoods. Its 2050 Master Plan, dated May 2025, numbers districts without naming them, and this guide is District 4 of its Palm Springs and Amelia area: 624 acres from the Palmetto Expressway to W 12th Avenue, between W 53rd and W 68th Streets. We named it for the County's Westhaven Heights plats, but they hold only 1,950 of the 16,875 residents the 2020 census counted here, and 1,053 more live on them across W 12th Avenue in the Palm Springs guide. Lake Robin's plats hold 2,651 and Palm Gardens 1,729. Westhaven Park, a different plat, is in the Hialeah Estates guide.

It was built in one burst, and little has changed since. On the City's zoning layer, 87% of the residential parcels with a recorded year date from before 1970, 791 of them from the 1960s, and the median is 1961, the year the Palmetto Expressway opened on the western line through what was then woodland and farmland. Most are single-family lots, 987 of them, with 209 townhouses and a few apartment buildings of 100 or more units. Two parcels have been built on since 2020, so the census's 6,477 homes are close to today's, and no land is designated industrial.

Half the residents live where FEMA maps shallow ponding. On the City's flood zones layer, which matches FEMA's effective map at the points checked, 8,255 residents, 49%, were on blocks in zone AH in 2020, FEMA's designation for shallow flooding of one to three feet in a 1% annual chance storm, and 55% of the acreage, lakes included, is in a special flood hazard area. The reference point is zone AH with a base flood elevation of 8 feet in NGVD29, on a panel in force since 11 September 2009; compare it only with Hialeah's own map. The City says groundwater sits just below the surface and heavy rain has limited ways to drain, and names Irene in 1999 and the October 2000 storm as floods that left parts of the city under water; no record says how any street here fared. The City's rule is that improvements worth 50% of the building's value within five years bring a house up to new-construction standards, its lowest floor included. Its Class 7 rating takes 15% off flood premiums inside a mapped zone, and flood cover is a separate policy. No one here is in a storm surge evacuation zone; the water is rain.

Everyday things are close. A Sedano's at 5360 W 16th Avenue and a Publix at W 68th Street are inside the line, Westland Mall and a second Publix are just south of W 53rd Street, and two hospitals are within about 1.5 km in a straight line. Route 54 stops at W 16th Avenue and W 60th Street, its busiest Hialeah stop, about every 30 minutes at midday, and the City's Flamingo circulator every 40 or so; the nearest service every 15 minutes is Metrorail at Palmetto, 3.7 km south. The schools are mixed: the point is zoned for M.A. Milam K-8 Center, graded C for 2026, while 7,068 residents are zoned for John G. DuPuis Elementary, graded A three years running.

The price is the ZIP's. The point is in ZIP code 33012, whose typical value was $384,711 in August 2026, down 0.8% on the year, across 70,260 people in 2020. Every Hialeah address paid 18.6468 mills for 2025, with no County fire or library levy because the City runs both, so a homestead at that value owes about $6,404 a year on the base exemptions and a landlord about $7,174. Save Our Homes caps a homestead's assessed value at 3% a year and ends with a sale, so the seller's bill understates yours; garbage is a $36.50 monthly City charge on the utility account. The arithmetic is on the Hialeah page.