GARDENS OF KENDALL SO CON
Homes for Sale in , FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
Six closings is a thin window, and it shows in the numbers — a median price of $268,250 against a median of $286 per square foot tells you pricing here is driven more by unit condition and size than by any broad market trend. With so few transactions to average, a single renovated unit or a distressed sale can swing the median significantly from one reporting period to the next.
The 3.9% year-over-year pullback and a market heat score of 28 point to a buyer-favorable posture right now — sellers are not pricing with much room to negotiate against, but they are also not moving quickly. A median 24-day time on market is not slow, but it is not the fast-turn pace of a hot segment either. Buyers who do their homework on comparable unit condition have leverage; sellers need to price tightly to the recent comps rather than to what the unit sold for a year or two ago.
GARDENS OF KENDALL SO CON right now
🟡 Off the recent peak. The trailing-12-month median ($268K) is down 3.9% from the prior 12 months ($279K). With about 7 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 closed sales, 12-month windows ending July 20. Confidence: Low (6 and 4 sales in the two windows).
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Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
GARDENS OF KENDALL SO CON market snapshot (as of July 20, 2026): the median sale price is about $268K ($286 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level miami closed sales (6 closings in the current window).
GARDENS OF KENDALL SO CON is a lower-volume Miami-Dade community where pricing swings more on individual unit condition than on broad demand shifts, and the current MLS record does not list any community amenities to factor into value.
The setting & the homes.
Aerial and on-site photos of GARDENS OF KENDALL SO CON. Swipe to explore the community.
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GARDENS OF KENDALL SO CONPhotos from miami listings in GARDENS OF KENDALL SO CON; content deemed reliable but not guaranteed.
Who GARDENS OF KENDALL SO CON is best for.
Best for
- A buyer focused on unit value and condition rather than community amenities.
- A buyer comfortable evaluating a small comp set closely with an agent before offering.
- A seller with an updated, well-priced unit looking to sell within a normal, non-rushed timeline.
Probably not for
- A buyer who wants documented community amenities as part of the purchase decision.
- A seller expecting rapid, high-competition offers given the current market heat score.
- A buyer who wants to rely solely on a published median without reviewing the underlying comps.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($268K) IS the median in the snapshot above, and the move from 2025 ($279K) IS the -3.9% one-year change.
Windows contain 0 to 12 sales each (6 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 2017 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.
32% of homes for sale in ZIP 33176 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 (2026-08-18).
GARDENS OF KENDALL SO CON Market Scorecard
GARDENS OF KENDALL SO CON is currently a balanced market., and homes go under contract in about 33 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in GARDENS OF KENDALL SO CON
Live MLS inventory for GARDENS OF KENDALL SO 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 and pending GARDENS OF KENDALL SO CON listings as of 2026-07-20, 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 2017 through 2026. Tap any home to ask about it.
The GARDENS OF KENDALL SO CON buying strategy.
If we were buying in GARDENS OF KENDALL SO 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 GARDENS OF KENDALL SO CON.
A market that moves on condition, not momentum
With only six closings in the tracked window, this is not a community where you can lean on a single median figure with much confidence. The $268,250 median and $286 median price per square foot are useful reference points, but the small sample means outliers — a fully updated unit, a cash sale, a distressed listing — can move those numbers more than they would in a higher-volume market. Anyone buying or selling here should look hard at the specific comparable units behind the number, not just the headline figure.
The year-over-year decline of 3.9% combined with a market heat score of 28 suggests demand has softened somewhat compared to the prior period, without collapsing. A median 24-day time on market is a reasonably normal pace — units aren't sitting for months, but they aren't going under contract in a bidding-war timeline either. That combination usually means negotiating room exists, particularly on units that need work, but well-priced, move-in-ready units can still move on a fairly efficient schedule.
The location and the amenities are priced into every listing in GARDENS OF KENDALL SO CON. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this few recorded transactions, pulling the right comps and reading them correctly matters more than usual — a misread comp set can lead to a listing priced against the wrong reference point or an offer that overpays for condition. We pull the underlying sales, not just the median, before advising on either side of a deal here.
GARDENS OF KENDALL SO CON in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 GARDENS OF KENDALL SO 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 GARDENS OF KENDALL SO CON sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in GARDENS OF KENDALL SO 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 GARDENS OF KENDALL SO CON home worth?
Get a no-obligation home value based on real comparable sales in GARDENS OF KENDALL SO CON, 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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Frequently Asked Questions
What is the median home price in GARDENS OF KENDALL SO CON?
How long do homes in GARDENS OF KENDALL SO CON take to sell?
Do cash buyers compete in GARDENS OF KENDALL SO CON?
Who is the best real estate agent for GARDENS OF KENDALL SO CON?
How do I find a top real estate agent who knows GARDENS OF KENDALL SO CON?
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Should you buy in GARDENS OF KENDALL SO CON?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near GARDENS OF KENDALL SO CON with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2017 (72 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 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the miami member average and 8 days faster, and we’ll price yours against live your area comps.
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