Kendall Breeze
Homes for Sale in Miami, FL
All 4,658 homes for sale in Miami, FL · median $520,990 · 428 townhomes for sale in Miami · 166 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of October 2026, Kendall Breeze in Miami, FL has 3 homes for sale. Over the 12 months ending 2026-09-20, 14 recorded sales closed at a median of $518,500, $311 per square foot, a median 52 days on market, sellers accepting 97% of original asking (-3% versus the prior year). Homes listed or recently sold were built 2002–2003; 5 of 5 report an HOA (median $310/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,120 ($8,410 with the full homestead exemption).
Last 30 days in Kendall Breeze: 1 new listing (median asking $580,000), 3 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.
Kendall Breeze is pricing on a per-square-foot basis right now, not on scarcity. At a median of $302.57 per square foot against a $527,500 median price, condition and layout are doing the work of separating one listing from the next, and a market heat score of 12 tells you buyers are not racing to close that gap.
A median 71.5 days on market is the number that matters most here. That is not a community where a well-priced home disappears in a week. Sellers should price to the current data on day one, and buyers have room to negotiate on terms, timeline, and condition credits rather than just chasing the next listing that hits the portal.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Kendall Breeze right now
🟡 Off the recent peak. The trailing-12-month median ($518K) is down 2.6% from the prior 12 months ($532K). With about 16 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: Medium (14 and 10 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
Kendall Breeze market snapshot (as of September 20, 2026): the median sale price is about $518K ($311 per sq ft over the trailing 12 months of closed sales), and a median 53 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level MIAMI MLS closed sales (14 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 189 homes in KENDALL BREEZE that have changed hands since 2006, built between 1950 and 2005 (median 2003), with a median living area of about 1,793 sq ft and a typical 3-bedroom, 2.5-bath layout; 69% 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.
Kendall Breeze sits in Miami-Dade County's resale market with pricing that has held essentially flat over the past year, down half a percent, which points to a market that has settled rather than one that is actively correcting.
The setting & the homes.
Aerial and on-site photos of Kendall Breeze. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Kendall Breeze
Kendall Breeze
Kendall Breeze
Kendall Breeze
Kendall BreezePhotos from MIAMI MLS listings in Kendall Breeze; content deemed reliable but not guaranteed.
Who Kendall Breeze is best for.
Best for
- Buyers comfortable taking their time to negotiate price, terms, or repair credits over several weeks
- Buyers using the per-square-foot figure to compare homes of different sizes rather than anchoring only on the median price
- Sellers prepared to price to current comps rather than to last year's market
Probably not for
- Buyers who need to close within days and cannot accommodate a longer listing timeline
- Sellers expecting rapid year-over-year appreciation to support an above-market list price
- Buyers or sellers relying on community amenities as part of the value case, since none are currently identified from MLS listings
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 ($518K) IS the median in the snapshot above, and the move from 2025 ($532K) IS the -2.6% one-year change.
Windows contain 1 to 25 sales each (14 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.
29% of homes for sale in ZIP 33186 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).
Kendall Breeze Market Scorecard
Kendall Breeze is currently a balanced market., a median asking price of $539,000, and homes go under contract in about 123 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 Kendall Breeze
Live MLS inventory for Kendall Breeze. 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 Kendall Breeze 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 Kendall Breeze buying strategy.
If we were buying in Kendall Breeze 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 Kendall Breeze.
A Market Measured in Weeks, Not Days
The math here starts with the $302.57 per-square-foot figure. That is a useful benchmark for comparing two homes of different sizes in Kendall Breeze, and it is a more honest yardstick than the median price alone, since the $527,500 median can shift with the mix of homes that happened to sell in the trailing 12-month window.
The 71.5-day median days-on-market figure, paired with a market heat score of 12, describes a buyer's-pace environment. Listings are not being absorbed quickly, and the year-over-year price movement of -0.5% suggests the market has found a level rather than trending sharply in either direction. For sellers, that argues for pricing to the comps rather than to hoped-for appreciation. For buyers, it argues for taking the time to inspect and negotiate rather than waiving contingencies to compete.
The location and the amenities are priced into every listing in Kendall Breeze. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market moving at this pace, the advantage goes to whoever reads the per-square-foot data correctly and prices or offers accordingly. We track the current median, the price-per-square-foot benchmark, and the days-on-market trend for Kendall Breeze so a listing is priced to move and an offer is built on what is actually closing, not what a portal estimate suggests.
Kendall Breeze in 15 seconds.
What it really costs to own in Kendall Breeze
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $8,056/yr across 5 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $310/month across 5 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2003 across 5 listings. An original roof here would be about 23 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Kendall Breeze
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 Kendall Breeze
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Kendall Breeze will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $310/month (about $3,720/yr) · median of 5 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $310 per month ($3,720 a year) — the median AssociationFee across 5 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.
Tools for a Kendall Breeze 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 Kendall Breeze sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kendall Breeze, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Kendall Breeze home worth?
Get a no-obligation home value based on real comparable sales in Kendall Breeze, 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 KENDALL BREEZE
Homes in KENDALL BREEZE 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. 5 on record.
- 12230 SW 123rd Pass · off market
- 12235 SW 121st Ter · off market
- 12334 SW 124th Path · off market
- 12354 SW 124th Path · off market
- 12454 SW 123rd St · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33186 |
|---|---|
| Home types (current listings and sales) | townhouses 80%, singlefamilyresidence 20% |
| Sale prices, last 12 months | $518,500 median across 14 closed sales · $311 per sq ft · -2.6% vs the prior 12 months |
| Days on market (closed sales) | 52 median |
| For sale right now | 3 active, 0 pending · median asking $539,000 |
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, “Kendall Breeze key facts,” movewithmomentum.com/neighborhoods/kendall-breeze, data as of September 20, 2026.
Just listed in Kendall Breeze
The newest homes for sale in Kendall Breeze right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 12244 SW 123Rd Pl $580,000 · 3 bd · 3 ba · 1,968 sq ft · 2 days on market Courtesy of Urbis Real Estate Corp.
- 12488 SW 122Nd St $519,000 · 3 bd · 3 ba · 1,602 sq ft · 123 days on market Courtesy of Coldwell Banker Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Kendall Breeze Right Now (5)
All 5 active and pending Kendall Breeze listings with a detail page, newest first, refreshed twice a day from the MLS.
- 12543 SW 121st Way · $524,900 · 4 bd / 3 ba · pending · listed Oct 2, 2026 · listed by United Real Estate Miami
- 12141 SW 122nd Path · $729,900 · 3 bd / 4 ba · pending · listed Sep 28, 2026 · listed by Entera Realty LLC
- 12317 SW 124th Ct · $525,000 · 3 bd / 3 ba · pending · listed Sep 14, 2026 · listed by Barrios and Associates Realty
- 12244 SW 123rd Pl · $580,000 · 3 bd / 3 ba · listed Sep 8, 2026 · listed by Urbis Real Estate Corp.
- 12488 SW 122nd St · $519,000 · 3 bd / 3 ba · listed Sep 7, 2026 · listed by Coldwell Banker Realty
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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 122Nd Street (11 homes on record)
- SW 123Rd Terrace (10 homes on record)
- SW 122 Court (8 homes on record)
- SW 124Th Court (7 homes on record)
- SW 122Nd Court (7 homes on record)
- SW 123Rd Court (5 homes on record)
- SW 123Rd Place (5 homes on record)
- SW 123Rd Street (5 homes on record)
- SW 125Th Court (3 homes on record)
- SW 126Th Avenue (3 homes on record)
- SW 123Rd Avenue (2 homes on record)
Recent Developments in Kendall Breeze
Development, infrastructure, retail, and school activity affecting Kendall Breeze, 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 9 miles northeast of Kendall Breeze, 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 16 miles northeast of Kendall Breeze, 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 10 miles northeast of Kendall Breeze.
Source: Miami Today - 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 project is about 14 miles northeast of Kendall Breeze, elsewhere in Miami-Dade County.
Source: Miami Today - 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 16 miles northeast of Kendall Breeze, 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 15 miles northeast of Kendall Breeze, 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 Kendall Breeze?
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 (180 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 Kendall Breeze
- Home values · What homes in Kendall Breeze actually sell for
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