Kendale Lakes West Townho
Homes for Sale in Miami, FL

Kendale Lakes West Townho market snapshot (as of September 20, 2026): the median sale price is about $428K ($359 per sq ft over the trailing 12 months of closed sales), and a median 25 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level MIAMI MLS closed sales (8 closings in the current window).

In ZIP 33186 (Miami), 588 homes closed in the last 12 months at a median of $560K ($332/sq ft), down 0.7% year over year, with a median 44 days on market. Right now 166 active and 58 pending listings — a balanced market. See the live ZIP 33186 housing market and the Miami-Dade County market.

MIAMI REALTORS sales records identify 55 homes in KENDALE LAKES WEST TOWNHO that have changed hands since 2006, built between 1974 and 1977 (median 1977), with a median living area of about 1,152 sq ft and a typical 2-bedroom, 2-bath layout; 82% are townhomes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

This is a townhome market where price per square foot is the more reliable yardstick than the median alone, given the limited number of recent closings. The current pace — just over 30 days to sell — suggests a market that rewards realistic pricing over aggressive listing.

At $359.48 per square foot against a $430,000 median, this community sits in a price band where condition and unit size will do most of the talking. With only 11 closings feeding the data, buyers should treat the median as a directional marker and lean on a unit-by-unit comparison rather than assuming every listing near that number is priced the same way for the same reasons.

The market heat score of 28 is on the cooler end, and a 1.2% year-over-year change confirms it — this is not a market moving quickly in either direction. For sellers, that means a listing needs to be priced to the current comp set, not to where the market might be in a year. For buyers, it means there is room to negotiate on price, terms, or timeline without competing against multiple offers as a rule. Current MLS data does not identify organized community amenities here, so anyone drawn to a townhome for shared facilities should confirm what — if anything — is included through the HOA documents rather than assuming a standard package.

With a thin closing count and a flat price trend, the read on any single listing here depends on comparing it against the right handful of recent sales — not a broad average. We pull the actual closed comps, check them against price-per-square-foot rather than headline price alone, and verify amenity and HOA details directly rather than relying on listing descriptions, so you are negotiating from facts instead of assumptions.

Listings in this community report association dues of about $195 per month ($2,340 a year) — the median AssociationFee across 9 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.