Courtyards at Kendall Con
Condos for Sale in Miami, FL
All 5,147 homes for sale in Miami, FL · median $525,000 · 4,620 condos for sale in Miami · 102 homes for sale in 33173 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Courtyards at Kendall Con in Miami, FL has 9 homes for sale and 5 pending, asking from $189,950 to $299,000 (median $249,000). Homes listed or recently sold were built 1969–1969; 14 of 14 report an HOA (median $632/mo).
Last 30 days in Courtyards at Kendall Con: 4 new listings (median asking $210,000), 5 under contract right now. As of November 11, 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.
Homes For Sale Right Now in Courtyards at Kendall Con
Live MLS inventory for Courtyards at Kendall Con. 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 · 10 daysTop listing
Active · 198 days
Active · 180 days
Active · 321 days
Active · 39 days
Active · 31 days
Active · 8 days
Active · 0 days
Active · 30 daysActive and pending Courtyards at Kendall Con listings as of 2026-11-12, 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 2026 through 2026. Tap any home to ask about it.
Courtyards at Kendall pricing sits at a median of $236,000, working out to roughly $219 per square foot. That figure is up 5.4% year over year, but with only 7 closings feeding this window, one or two sales can move that number meaningfully — treat the trend as directional, not precise.
The bigger tell is pace: median days on market runs 143, and the market heat score sits at 16, which points to a slow, buyer-patient environment. Sellers here should price to condition and expect a longer marketing runway rather than a quick contract.
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
This is a smaller resale pocket in Miami-Dade County where pricing has firmed up modestly over the past year even as homes take longer to sell — a pattern more consistent with limited turnover than with active competition among buyers.
MIAMI REALTORS sales records identify 20 homes in COURTYARDS AT KENDALL CON that have changed hands since 2018, built between 1969 and 1969 (median 1969), with a median living area of about 945 sq ft and a typical 2-bedroom, 2-bath layout; 95% are condominiums. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Courtyards at Kendall Con. Swipe to explore the community.
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Who Courtyards at Kendall Con is best for.
Best for
- Buyers with a flexible timeline who can wait out a longer-than-average marketing period
- Value-focused buyers targeting a lower per-square-foot entry point in Miami-Dade County
- Sellers willing to price conservatively against a small, recent comparable set rather than chase a rounded market average
Probably not for
- Buyers who need a quick close and cannot absorb a multi-month days-on-market average
- Sellers expecting rapid, high-competition offers based on broader county heat
- Anyone relying on amenity access as part of the purchase decision, since none are currently identified in MLS data for this community
The market around Courtyards at Kendall Con
Courtyards at Kendall Con is too small for its own price trend, so here is the market around it.
In ZIP 33173, 104 homes are on the market and 19% are under contract — a steady corner of Miami.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33173 (Miami), 40 homes closed in the last 12 months at a median of $490K ($313/sq ft), with a median 46 days on market. Right now 24 active and 7 pending listings put supply at about 7.2 months — a buyer's market. See the live ZIP 33173 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Courtyards at Kendall Con specifically. Momentum Research analysis of MLS records.
The Courtyards at Kendall Con buying strategy.
If we were buying in Courtyards at Kendall Con 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 Courtyards at Kendall Con.
A Thin, Slow-Moving Market
With only 7 closings in the current window, Courtyards at Kendall is not a high-volume community by MLS activity. That thin sample means the $236,000 median and $219.30 per-square-foot figure should be read as a snapshot of what has traded recently, not a guaranteed range for the next listing that comes to market.
The 143-day median days-on-market figure, paired with a market heat score of 16, tells a consistent story: homes here sit longer than in faster-moving segments of the county. That gives buyers more room to negotiate on price and terms, and it means sellers need a pricing strategy grounded in recent comparable closings rather than assumptions about quick turnover.
The location and the amenities are priced into every listing in Courtyards at Kendall Con. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a handful of closings feeding the data, interpreting the numbers correctly matters more than usual. We pull the actual comparable sales behind the median, price to what is realistically achievable in a 143-day-average market, and negotiate from a clear read on current demand rather than a rounded-off average.
Courtyards at Kendall Con in 15 seconds.
Tools for a Courtyards at Kendall Con 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 Courtyards at Kendall Con sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Courtyards at Kendall Con, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Courtyards at Kendall Con home worth?
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 12, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (2 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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