Kendall Breeze South
Homes for Sale in Miami, FL

Kendall Breeze South market snapshot (as of September 20, 2026): the median sale price is about $525K ($315 per sq ft over the trailing 12 months of closed sales), and a median 56 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level MIAMI MLS closed sales (11 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 126 homes in KENDALL BREEZE SOUTH that have changed hands since 2006, built between 2002 and 2004 (median 2003), with a median living area of about 1,602 sq ft and a typical 3-bedroom, 2.5-bath layout; 65% 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.

Pricing here is best read as condition-driven rather than location-driven, with per-square-foot value acting as the more honest measure than the median alone.

With only 10 closings in the recent window, this is a thin dataset — enough to read direction, not enough to draw hard conclusions about where a specific unit should land. The median price of $521,250 and per-square-foot figure of $313.67 give a workable baseline, but any given listing's condition and layout will move the number more than the broader trend will.

A 66-day median days-on-market, paired with a market heat score of 23, describes a market that is not moving with urgency. That is useful information for both sides: sellers should expect a longer runway to close and price accordingly, while buyers get more room to negotiate and less pressure to waive inspection or due diligence periods to compete.

In a market this thin on closings, pricing a listing or evaluating an offer requires pulling the right comps and reading per-square-foot value correctly rather than leaning on a single median. We do that work directly, and we will tell you plainly if the numbers do not support a given price before you find out the hard way at 66 days on market.

Listings in this community report association dues of about $312 per month ($3,744 a year) — the median AssociationFee across 7 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, 2026-09.

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