Kendal Ranches
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 93 homes for sale in 33156 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Kendal Ranches in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,152,500, $651 per square foot, a median 63 days on market, sellers accepting 92% of original asking (-9% 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 $20,280 ($19,560 with the full homestead exemption).
Last 30 days in Kendal Ranches: 1 new listing (median asking $2,400,000), 1 under contract right now. As of October 20, 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.
Kendal Ranches is pricing on land and layout more than on a shared amenity package — nothing in current MLS data points to a clubhouse, gate, or recreational package driving the number. At a median of $1,080,000 and $576.74 per square foot, the value here is coming from lot size, home condition, and construction quality, which means two closings on the same street can land far apart on price.
The math worth sitting with is the sample: only three closings feed this snapshot, so the -14.5% year-over-year move and the 55-day median time on market should be read as directional, not definitive. A seller here needs a pricing strategy built on comparable condition and lot specifics rather than a community-wide trend line, and a buyer has real room to negotiate on a home that's sat past that 55-day mark.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Kendal Ranches right now
🔴 Off the recent peak. The trailing-12-month median ($1.15M) is down 8.7% from the prior 12 months ($1.26M). 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 (4 and 4 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
Kendal Ranches market snapshot (as of September 20, 2026): the median sale price is about $1.15M ($651 per sq ft over the trailing 12 months of closed sales), and a median 63 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level MIAMI MLS closed sales (4 closings in the current window).
In ZIP 33156 (Miami), 378 homes closed in the last 12 months at a median of $1.08M ($386/sq ft), up 2.9% year over year, with a median 62 days on market. Right now 191 active and 52 pending listings — a buyer's market. See the live ZIP 33156 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 41 homes in KENDAL RANCHES that have changed hands since 2007, built between 1952 and 2020 (median 1955), with a median living area of about 2,065 sq ft and a typical 3-bedroom, 2-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.
Kendal Ranches sits in Miami-Dade County without a defined amenity package in current listings, which puts the emphasis on individual lot and home characteristics rather than a shared community draw.
Who Kendal Ranches is best for.
Best for
- Buyers with a flexible budget who value lot size or home condition over a shared amenity package.
- Sellers with a distinctive or well-maintained property who can support their price with specific comparables.
- Buyers comfortable doing diligence in a market with limited recent sales data.
Probably not for
- Buyers who want a community with an established, active amenity package.
- Sellers expecting a fast sale based on high transaction volume.
- Anyone who wants to rely on a market trend line rather than home-by-home comparables.
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 ($1.15M) IS the median in the snapshot above, and the move from 2025 ($1.26M) IS the -8.7% one-year change.
Windows contain 0 to 4 sales each (4 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.
22% of homes for sale in ZIP 33156 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).
Kendal Ranches Market Scorecard
Kendal Ranches is currently a balanced market., a median asking price of $1,995,000.
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 Kendal Ranches
Live MLS inventory for Kendal Ranches. 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 Kendal Ranches listings as of 2026-10-18, 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 Kendal Ranches buying strategy.
If we were buying in Kendal Ranches 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 Kendal Ranches.
Thin data, real opportunity
With only three closings in the current window, this is not a market where you can lean on a chart. The -14.5% year-over-year change reflects what those specific three transactions looked like, not a verified community-wide correction — it could just as easily be a shift in which homes happened to sell. Anyone pricing a listing or building an offer here needs to work from recent, comparable closings on similar lot size and condition, not from the aggregate number alone.
A 55-day median days-on-market suggests this isn't a market where homes move on the first weekend, but it's also not sitting stale for months. At $576.74 per square foot on a median price above a million dollars, buyers are paying for larger footprints or lot characteristics that are typical of this kind of property type — worth confirming lot size and condition before anchoring to the per-square-foot figure.
The location and the amenities are priced into every listing in Kendal Ranches. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few recorded closings, pricing a home well or structuring a competitive offer depends on pulling the right comparables — not just the headline stats. We track the underlying closings, not just the summary numbers, so you're negotiating from an accurate read of what's actually selling and why.
Kendal Ranches 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 Kendal Ranches 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 Kendal Ranches sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kendal Ranches, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Kendal Ranches home worth?
Get a no-obligation home value based on real comparable sales in Kendal Ranches, 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 KENDAL RANCHES
Homes in KENDAL RANCHES 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.
- 8031 SW 98th Ter · off market
- 8100 SW 96th St · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33156 |
|---|---|
| Sale prices, last 12 months | $1,152,500 median across 4 closed sales · $651 per sq ft · -8.7% vs the prior 12 months |
| Days on market (closed sales) | 63 median |
| For sale right now | 1 active, 0 pending · median asking $1,995,000 |
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, “Kendal Ranches key facts,” movewithmomentum.com/neighborhoods/kendal-ranches, data as of September 20, 2026.
Every Home for Sale in Kendal Ranches Right Now (2)
All 2 active and pending Kendal Ranches listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7985 SW 99th St · $2,400,000 · 3 bd / 4 ba · listed Oct 3, 2026 · listed by Gem Realty of South FL, Inc.
- 7800 SW 94th St · $1,995,000 · 4 bd / 4 ba · pending · listed Sep 18, 2026 · listed by BHHS EWM Realty
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- 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 96Th Street (4 homes on record)
- SW 97Th Street (4 homes on record)
- SW 97 Street (4 homes on record)
- SW 99 Street (4 homes on record)
- SW 96 Street (3 homes on record)
- SW 98Th Terrace (2 homes on record)
- SW 95 Street (2 homes on record)
Email me new listings in Kendal RanchesHomes 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 Kendal RanchesHomes for Sale
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Recent Developments in Kendal Ranches
Development, infrastructure, retail, and school activity affecting Kendal Ranches, 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 project is about 8 miles north of Kendal Ranches, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The project is about 13 miles northeast of Kendal Ranches, elsewhere in Miami-Dade County.
Source: Florida YIMBY - 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 9 miles north of Kendal Ranches.
Source: Miami Today - 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 14 miles northeast of Kendal Ranches.
Source: Local 10 News - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 13 miles northeast of Kendal Ranches, elsewhere in Miami-Dade County.
Source: The Real Deal - 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 13 miles northeast of Kendal Ranches, 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
What is the median home price in Kendal Ranches?
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Where is Kendal Ranches, and what county is it in?
Should you buy in Kendal Ranches?
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: October 18, 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 (30 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 Kendal Ranches
- Home values · What homes in Kendal Ranches actually sell for
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