Courtyards at Kendall Con
Condos for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Courtyards at Kendall Con in Miami, FL has 11 homes for sale and 2 pending, asking from $189,950 to $289,900 (median $249,900). Over the 12 months ending 2026-09-12, 8 recorded sales closed at a median of $243,000, $226 per square foot, a median 111 days on market, sellers accepting 93% of original asking (+7% versus the prior year). Homes listed or recently sold were built 1969–1969; 13 of 13 report an HOA (median $738/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $4,280 ($3,560 with the full homestead exemption).
Homes For Sale Right Now in Courtyards at Kendall Con
Live MLS inventory for Courtyards at Kendall Con. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Courtyards at Kendall Con listings as of 2026-09-12, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Tap any home to ask about it.
Courtyards at Kendall pricing sits at a median of $236,000, working out to roughly $219 per square foot. That figure is up 5.4% year over year, but with only 7 closings feeding this window, one or two sales can move that number meaningfully — treat the trend as directional, not precise.
The bigger tell is pace: median days on market runs 143, and the market heat score sits at 16, which points to a slow, buyer-patient environment. Sellers here should price to condition and expect a longer marketing runway rather than a quick contract.
Courtyards at Kendall Con right now
🟡 Still climbing. The trailing-12-month median ($243K) is up 6.6% from the prior 12 months ($228K). With about 7 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level MIAMI MLS closed sales, 12-month windows ending September 12. Confidence: Low (8 and 5 sales in the two windows).
What's unique here: the median sale price is about 56% below the typical Miami-Dade County sale ($243K vs $555K, trailing 12 months, MIAMI MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 2026 · Live data: MIAMI MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Courtyards at Kendall Con market snapshot (as of September 12, 2026): the median sale price is about $243K ($226 per sq ft over the trailing 12 months of closed sales), and a median 111 days on market for closed sales. The trailing-12-month median is up 7% from the prior 12 months, computed from record-level MIAMI MLS closed sales (8 closings in the current window).
This is a smaller resale pocket in Miami-Dade County where pricing has firmed up modestly over the past year even as homes take longer to sell — a pattern more consistent with limited turnover than with active competition among buyers.
The setting & the homes.
Aerial and on-site photos of Courtyards at Kendall Con. Swipe to explore the community.
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Courtyards at Kendall Con
Courtyards at Kendall Con
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Courtyards at Kendall Con
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Courtyards at Kendall Con
Courtyards at Kendall ConPhotos from MIAMI MLS listings in Courtyards at Kendall Con; content deemed reliable but not guaranteed.
Who Courtyards at Kendall Con is best for.
Best for
- Buyers with a flexible timeline who can wait out a longer-than-average marketing period
- Value-focused buyers targeting a lower per-square-foot entry point in Miami-Dade County
- Sellers willing to price conservatively against a small, recent comparable set rather than chase a rounded market average
Probably not for
- Buyers who need a quick close and cannot absorb a multi-month days-on-market average
- Sellers expecting rapid, high-competition offers based on broader county heat
- Anyone relying on amenity access as part of the purchase decision, since none are currently identified in MLS data for this community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($243K) IS the median in the snapshot above, and the move from 2025 ($228K) IS the +6.6% one-year change.
Windows contain 3 to 15 sales each (8 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2018 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
COURTYARDS AT KENDALL CON Market Scorecard
COURTYARDS AT KENDALL CON is currently a thin data market. Limited supply, a median asking price of $249,900, and homes go under contract in about 72 days.
Typical home value in the 33173 ZIP is $567,888, about 37.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
The Courtyards at Kendall Con buying strategy.
If we were buying in Courtyards at Kendall Con today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Courtyards at Kendall Con.
A Thin, Slow-Moving Market
With only 7 closings in the current window, Courtyards at Kendall is not a high-volume community by MLS activity. That thin sample means the $236,000 median and $219.30 per-square-foot figure should be read as a snapshot of what has traded recently, not a guaranteed range for the next listing that comes to market.
The 143-day median days-on-market figure, paired with a market heat score of 16, tells a consistent story: homes here sit longer than in faster-moving segments of the county. That gives buyers more room to negotiate on price and terms, and it means sellers need a pricing strategy grounded in recent comparable closings rather than assumptions about quick turnover.
The location and the amenities are priced into every listing in Courtyards at Kendall Con. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a handful of closings feeding the data, interpreting the numbers correctly matters more than usual. We pull the actual comparable sales behind the median, price to what is realistically achievable in a 143-day-average market, and negotiate from a clear read on current demand rather than a rounded-off average.
Courtyards at Kendall Con in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Courtyards at Kendall Con buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Courtyards at Kendall Con sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Courtyards at Kendall Con, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Courtyards at Kendall Con home worth?
Get a no-obligation home value based on real comparable sales in Courtyards at Kendall Con, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in COURTYARDS AT KENDALL CON
Homes in COURTYARDS AT KENDALL CON that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 8600 SW 109th Ave 4-224 · off market
- 8650 SW 109th Ave 3-103 · off market
Frequently Asked Questions
What is the median home price in Courtyards at Kendall Con?
How long do homes in Courtyards at Kendall Con take to sell?
Who is the best real estate agent for Courtyards at Kendall Con?
How do I find a top Miami real estate agent who knows Courtyards at Kendall Con?
Can Momentum Realty connect me with an agent for Courtyards at Kendall Con?
Should you buy in Courtyards at Kendall Con?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Courtyards at Kendall Con with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2018 (64 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the MIAMI MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how COURTYARDS AT KENDALL CON fits the bigger picture — live prices, inventory, and Momentum Scores: