South Kendall
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
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,155,000, $507 per square foot, a median 20 days on market, sellers accepting 94% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $20,320 ($19,610 with the full homestead exemption).
The number that matters most here is the small one: only 3 closings in this window. A median of $1,750,000 built on that few transactions tells you which few homes traded, not necessarily where the broader market sits. Treat it as a data point, not a forecast.
At roughly $494 per square foot, pricing in South Kendall is running well above typical Miami-Dade suburban benchmarks, and a median 47 days on market suggests these homes are not moving on impulse. Buyers are taking time to underwrite the price; sellers who price off recent comps without adjusting for condition and lot specifics risk sitting well past that 47-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.
The 60-Second Overview
South Kendall market snapshot (as of September 20, 2026): the median sale price is about $1.16M ($507 per sq ft over the trailing 12 months of closed sales), and a median 20 days on market for closed sales.
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 31 homes in SOUTH KENDALL that have changed hands since 2008, built between 1944 and 2023 (median 1990), with a median living area of about 2,899 sq ft and a typical 4-bedroom, 3-bath layout; 90% 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.
South Kendall's current MLS activity is thin, so the market read here leans on a handful of closings rather than a deep, seasoned data set — useful directional signal, but not a substitute for a property-specific comp pull.
Who South Kendall is best for.
Best for
- Buyers comfortable underwriting a purchase with limited recent comparable sales
- Buyers focused on price-per-square-foot value in an upper price bracket
- Sellers prepared for a marketing period in line with a 47-day median rather than an instant sale
Probably not for
- Buyers who need a large, recent comp set before making an offer
- Buyers working with a budget well below the segment's current median price point
- Sellers expecting a quick, low-negotiation close based on limited market data
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 ($1.16M) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 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).
South Kendall Market Scorecard
South Kendall is currently a balanced market..
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 South Kendall
Live MLS inventory for South 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 South Kendall listings as of 2026-08-05, 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 South Kendall buying strategy.
If we were buying in South 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 South Kendall.
Reading a market with a small sample
Three closings is enough to establish that South Kendall trades at a premium price point and premium per-square-foot figure, but not enough to say whether that reflects the neighborhood broadly or a cluster of larger, more recently updated homes that happened to sell. The $494.07 median price per square foot is the more durable figure of the two if you're trying to gauge value on a specific listing.
A 47-day median days-on-market in a segment this price-heavy is not unusual — buyers at this level tend to negotiate on inspection findings, request more documentation, and move deliberately. Sellers should expect a longer runway to contract than in lower-priced segments, and should budget for a real marketing period rather than pricing for an instant sale.
The location and the amenities are priced into every listing in South Kendall. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with limited recent closings, the comps you pull and how you weight them matter more than usual. We build the case file property by property — condition, lot, finish level — rather than leaning on a thin median, and we price and negotiate accordingly whether you're buying or listing.
South 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 South 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 South Kendall sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South 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 South Kendall home worth?
Get a no-obligation home value based on real comparable sales in South 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.
See all homes for sale in Miami →
| Location | Miami, Miami-Dade County, FL · ZIP 33156, 33176 |
|---|---|
| Sale prices, last 12 months | $1,155,000 median across 3 closed sales · $507 per sq ft |
| Days on market (closed sales) | 20 median |
| For sale right now | 0 active, 1 pending |
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, “South Kendall key facts,” movewithmomentum.com/neighborhoods/south-kendall, data as of September 20, 2026.
Every Home for Sale in South Kendall Right Now (1)
All 1 active and pending South Kendall listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8314 SW 120th Ter · $1,199,000 · 4 bd / 4 ba · pending · listed Aug 21, 2026 · listed by Cervera Real Estate Inc
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Miami guides & data
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- Florida home insurance rates by county
- Florida property tax by county
- 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 122Nd Street (5 homes on record)
- SW 121St Street (4 homes on record)
- SW 124Th Street (2 homes on record)
- SW 88 Avenue (2 homes on record)
- SW 121 Street (2 homes on record)
Email me new listings in South 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 South KendallHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works South KendallHomes for Sale will answer, and the answer is published on this page for the next buyer.
Recent Developments in South Kendall
Development, infrastructure, retail, and school activity affecting South 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 project is about 8 miles northeast of South Kendall, 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 15 miles northeast of South Kendall, 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 northeast of South Kendall.
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 north of South Kendall, 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 15 miles northeast of South Kendall, 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 South 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
What is the median home price in South Kendall?
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Should you buy in South 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: August 5, 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 (22 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 South Kendall
- Home values · What homes in South Kendall actually sell for
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