5446 Macoon Way, Westlake FL 33470, WESTLAKE, FL, 33470
Active197 days on marketListed Jan 28, 2026MLS #R11158757
About this home
5446 Macoon Way, Westlake FL 33470
Welcome to the highly sought-after Poinciana Grand model located in the desirable Orchards of Westlake, a family community. This beautifully maintained residence offers 3,142 square feet of living space, featuring 4 bedrooms, 3.5 bathrooms, and a convenient 2-car attached garage. With over $50,000 in upgrades, this home is truly move-in ready and designed to impress. Step inside to a bright, modern interior highlighted by upgraded tile flooring throughout the first floor. The spacious open-concept layout includes a formal dining room, living room, great room, and a huge flex room/office, providing exceptional versatility for today's lifestyle. Sliding glass doors lead to the lanai and a large private backyard with ample room for a pool, perfect for seamless indoor-outdoor living. The gourmet kitchen is a showstopper, featuring upgraded stainless steel appliances, quartz countertops, and an extended oversized island with a striking 3" quartz edge, ideal for cooking, gathering, and entertaining. Upstairs, a generous loft offers the perfect space for a home office, media room, or game area, along with four well-appointed bedrooms. The luxurious owner's suite features dual vanities, a spacious walk-in shower, and his-and-hers walk-in closets. A convenient upstairs laundry room with ample cabinetry completes the second floor. Additional highlights include fully impact-resistant windows, full masonry foam insulation, and an energy-efficient gas water heater, providing comfort, durability, and efficiency. Residents of Westlake enjoy resort-style amenities, including Adventure Park, a BMX pump track, playgrounds, picnic areas, dog park, food truck court, and more. Don't miss this opportunity to own a meticulously cared-for home in one of Palm Beach County's most desirable family communities.
Facts & features
The home at a glance
4
Bedrooms
3.5
Bathrooms
3,142
Sqft
0.19 ac
Lot size
2
Garage
2023
Year built
2
Levels
$222
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record and the real association fee — not generic estimates.
$5,318 /mo · 10% down Conventional, 30-yr fixed at 6%
The assumptions
Above the FHA loan limit for our service areas, so Conventional is the default. VA buyers: switch below — $0 down.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
FHA isn’t available at this price — the loan would exceed the $541,287 FHA limit for our service areas.
Estimated payment
$5,318/mo
Includes estimated PMI — it drops off once you reach 20% equity. Taxes reflect the most recent bill on record; insurance is a typical-Florida estimate. Your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
vs edgeAI estimate
−20.9%
$/sqft vs Westlake actives
$222 vs $303
Days on market
197 vs 45 typical
Where $222/sqft sits among the 77 Westlake actives
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Westlake
Get to know Westlake. See the full Westlake guide →
WESTLAKE 33470 — neighborhood snapshot
Population
33,232
Median age
43.8
Median income
$116,758
Median home value
$532,200
Avg household
3.05
Households w/ children
3,730
For the school run
Palm Beach County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The Westlake market
$585K → $618K
Westlake median sold, yr/yr
98.5%
Sale-to-list ratio (12 mo)
10 of 77
Westlake actives have cut their price
This home is listed 4% below the WESTLAKE 33470 median. See the full Westlake market guide →
Paper trail
This home's history
Reality check
What actually sold near 5446 Macoon Way
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Oct ’25$825,000
5609 Zestar Lane, FL 33470 · same community
4 bd · 3 ba · 3,071 sqft · $269/sqft · 103 DOM
Sold · Sep ’25$774,000
15090 Goldspar Court, Westlake FL 33470 · same community
4 bd · 3.5 ba · 2,982 sqft · $260/sqft · 303 DOM
Sold · Jul ’26$715,000
5385 Macoon Way, Westlake FL 33470 · same community
5 bd · 4 ba · 3,330 sqft · $215/sqft · 3 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
David Ramirez
Real Estate Agent · CENTURY 21 Edge
Tours, negotiation, and every question about 5446 Macoon Way — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 5446 Macoon Way — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to David's phone and CRM.
Straight answers
5446 Macoon Way FAQs
What would the monthly payment be for 5446 Macoon Way, Westlake FL 33470?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $5,318/mo — principal and interest, the actual property-tax bill, the $129/mo association fee and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
How much are the HOA fees at 5446 Macoon Way, Westlake FL 33470?+
The association fee works out to $129 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 5446 Macoon Way, Westlake FL 33470?+
The most recent tax bill on record (2025) was $11,939. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 5446 Macoon Way, Westlake FL 33470?+
The listing reports pets: Yes. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in Westlake?+
At $699,000, this home is listed about 11% below the Westlake median of $784,000. The market section on this page shows how the area is trending.
Which schools are assigned to 5446 Macoon Way, Westlake FL 33470?+
Osceola Creek Middle School (middle), Frontier Elementary School (elementary), Seminole Ridge Community High School (high), Glades Construction Academy At West Technical (high) — Palm Beach County School District. Always verify school assignments with the district before relying on them.
The brief
Five things that matter here
01Under the WESTLAKE 33470 market on paper
$699,000 is 4% below the WESTLAKE 33470 median of $727,500, and at $222/sqft it sits under the Westlake average of $304.
02Your own pool
A private pool — the feature Florida buyers ask for first, already in the ground and included in the price.
03Time on market is leverage
197 days on market against a Westlake median of 45 — sellers in this position are usually ready to negotiate.
04Strong assigned schools
Osceola Creek Middle School, Frontier Elementary School, Seminole Ridge Community High School, Glades Construction Academy At West Technical — Frontier Elementary School rates 4 of 5. Always verify assignments with the district.
05The price has already moved
Listed at $737,700, now $699,000 — a $39K cut. The full history is in the market section below.
Keep looking
Similar homes nearby
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Miami Association of REALTORS®.
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