Highlands at Kendall
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 150 homes for sale in 33196 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Highlands at Kendall in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $720,000, $328 per square foot, a median 33 days on market, sellers accepting 96% of original asking (-8% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,670 ($11,950 with the full homestead exemption).
Last 30 days in Highlands at Kendall: 1 new listing (median asking $735,000). As of September 12, 2026, Listing information provided by the Southeast Florida MLS (SEFMLS) / MIAMI Association of REALTORS(R). Information is deemed reliable but not guaranteed by the MLS to be accurate.
In Highlands at Kendall, the number that matters most right now is price per square foot, sitting at $327. With a median price of $695,000, that ratio points to a market where condition and layout are doing the heavy lifting on value rather than any shared amenity package, since MLS data shows none identified for the community.
Median days on market is running just past six weeks, which tells us pricing has to be accurate from day one. Homes that are priced to the current comparable set are moving; homes that are priced on hope are sitting long enough to become their own cautionary tale for the next listing that comes to market.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Highlands at Kendall right now
🔴 Off the recent peak. The trailing-12-month median ($720K) is down 8.3% from the prior 12 months ($785K). With about 2 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 20. Confidence: Low (7 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Highlands at Kendall market snapshot (as of September 20, 2026): the median sale price is about $720K ($328 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level MIAMI MLS closed sales (7 closings in the current window).
In ZIP 33196 (Miami), 355 homes closed in the last 12 months at a median of $588K ($329/sq ft), up 0.7% year over year, with a median 53 days on market. Right now 145 active and 42 pending listings — a balanced market. See the live ZIP 33196 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 86 homes in HIGHLANDS AT KENDALL that have changed hands since 2006, built between 1994 and 1998 (median 1996), with a median living area of about 2,235 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Highlands at Kendall trades as an established Miami-Dade community where value is set home by home rather than by a community amenity package, with pricing and days on market reflecting a fairly deliberate, condition-driven buyer pool.
Who Highlands at Kendall is best for.
Best for
- Buyers prioritizing home condition and layout over community-provided amenities.
- Buyers working with a budget around the $695,000 median who want a straightforward, comparable-driven purchase.
- Sellers prepared to price at or near current comparables to sell within a typical six-week window.
Probably not for
- Buyers who want a clubhouse, pool, or other organized community amenity as part of the purchase.
- Sellers hoping to price well above the $695,000 median without recent comparable support.
- Buyers expecting a fast, sub-market-average close given the current median days-on-market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($720K) IS the median in the snapshot above, and the move from 2025 ($785K) IS the -8.3% one-year change.
Windows contain 0 to 7 sales each (7 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 2012 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.
23% of homes for sale in ZIP 33196 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Highlands at Kendall Market Scorecard
Highlands at Kendall is currently a balanced market., a median asking price of $735,000, and homes go under contract in about 19 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: MIAMI MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Highlands at Kendall
Live MLS inventory for Highlands at Kendall. 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 Highlands at Kendall 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 2012 through 2026. Tap any home to ask about it.
The Highlands at Kendall buying strategy.
If we were buying in Highlands at Kendall 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 Highlands at Kendall.
What's actually driving value here
With no community amenities identified from current MLS listings, the price story in Highlands at Kendall is a straightforward function of the individual home: square footage, updates, and lot rather than a clubhouse or gate. That's a meaningful distinction for buyers comparing this community to others in the same price band that do carry shared amenities.
A median days-on-market figure just over six weeks, paired with a six-month closings window in the underlying data, suggests a market that isn't rushing. Sellers who price close to the $695,000 median and the $327 per-square-foot benchmark are the ones clearing the market efficiently; sellers who stretch beyond that tend to be the ones still sitting past the six-week mark.
The location and the amenities are priced into every listing in Highlands at Kendall. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Because value in Highlands at Kendall is set unit by unit rather than by a shared amenity list, pricing a listing or evaluating an offer requires a close read of recent comparable closings rather than a community-wide formula. That's the kind of groundwork we do before a number ever goes on a sign.
Highlands at Kendall 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 Highlands at Kendall 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 Highlands at Kendall sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Highlands at Kendall, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Highlands at Kendall home worth?
Get a no-obligation home value based on real comparable sales in Highlands at Kendall, 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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| Location | Miami, Miami-Dade County, FL · ZIP 33196 |
|---|---|
| Sale prices, last 12 months | $720,000 median across 7 closed sales · $328 per sq ft · -8.3% vs the prior 12 months |
| Days on market (closed sales) | 33 median |
| For sale right now | 1 active, 0 pending · median asking $735,000 |
Data as of September 20, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2012 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Highlands at Kendall key facts,” movewithmomentum.com/neighborhoods/highlands-at-kendall, data as of September 20, 2026.
Every Home for Sale in Highlands At Kendall Right Now (1)
All 1 active and pending Highlands At Kendall listings with a detail page, newest first, refreshed twice a day from the MLS.
- 15615 SW 95th Ln · $735,000 · 4 bd / 3 ba · listed Aug 22, 2026 · listed by Gladiator Realty Group LLC
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Miami guides & data
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- Florida home insurance rates by county
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- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 155Th Avenue (8 homes on record)
- SW 155 Avenue (7 homes on record)
- SW 157Th Path (6 homes on record)
- SW 156Th Place (5 homes on record)
- SW 156 Place (5 homes on record)
- SW 91St Street (4 homes on record)
- SW 157 Court (4 homes on record)
- SW 157Th Path (4 homes on record)
- SW 157Th Place (3 homes on record)
- SW 157Th Place (3 homes on record)
- SW 93 Street (3 homes on record)
- SW 93Rd Street (2 homes on record)
Email me new listings in Highlands at KendallHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Highlands at KendallHomes for Sale
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Recent Developments in Highlands At Kendall
Development, infrastructure, retail, and school activity affecting Highlands At Kendall, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The site is about 5 miles east of Highlands At Kendall.
Source: Miami Today - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 5 miles east of Highlands At Kendall.
Source: Miami Today - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The project is about 10 miles northeast of Highlands At Kendall, elsewhere in Miami-Dade County.
Source: Hoodline - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 11 miles east of Highlands At Kendall.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 7 miles northeast of Highlands At Kendall.
Source: Miami Today - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 11 miles east of Highlands At Kendall, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in Highlands at Kendall?
An honest fit check. We will tell you when it is not your community.
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 20, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (29 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.
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More on Highlands at Kendall
- Home values · What homes in Highlands at Kendall actually sell for
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