Highlands at Kendall
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, Highlands at Kendall in Miami, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 7 recorded sales closed at a median of $720,000, $328 per square foot, a median 33 days on market, sellers accepting 96% of original asking (-8% versus the prior year). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $12,670 ($11,950 with the full homestead exemption).
In Highlands at Kendall, the number that matters most right now is price per square foot, sitting at $327. With a median price of $695,000, that ratio points to a market where condition and layout are doing the heavy lifting on value rather than any shared amenity package, since MLS data shows none identified for the community.
Median days on market is running just past six weeks, which tells us pricing has to be accurate from day one. Homes that are priced to the current comparable set are moving; homes that are priced on hope are sitting long enough to become their own cautionary tale for the next listing that comes to market.
Highlands at Kendall right now
🔴 Off the recent peak. The trailing-12-month median ($720K) is down 8.3% from the prior 12 months ($785K). With about 2 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 12. Confidence: Low (7 and 3 sales in the two windows).
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Updated September 12, 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
Highlands at Kendall market snapshot (as of September 12, 2026): the median sale price is about $720K ($328 per sq ft over the trailing 12 months of closed sales), and a median 33 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level MIAMI MLS closed sales (7 closings in the current window).
Highlands at Kendall trades as an established Miami-Dade community where value is set home by home rather than by a community amenity package, with pricing and days on market reflecting a fairly deliberate, condition-driven buyer pool.
Who Highlands at Kendall is best for.
Best for
- Buyers prioritizing home condition and layout over community-provided amenities.
- Buyers working with a budget around the $695,000 median who want a straightforward, comparable-driven purchase.
- Sellers prepared to price at or near current comparables to sell within a typical six-week window.
Probably not for
- Buyers who want a clubhouse, pool, or other organized community amenity as part of the purchase.
- Sellers hoping to price well above the $695,000 median without recent comparable support.
- Buyers expecting a fast, sub-market-average close given the current median days-on-market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($720K) IS the median in the snapshot above, and the move from 2025 ($785K) IS the -8.3% one-year change.
Windows contain 0 to 7 sales each (7 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 33196 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 (2026-09-12).
HIGHLANDS AT KENDALL Market Scorecard
HIGHLANDS AT KENDALL is currently a thin data market. Limited supply, a median asking price of $735,000, and homes go under contract in about 19 days.
Typical home value in the 33196 ZIP is $568,371, about 22.1% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Highlands at Kendall
Live MLS inventory for Highlands at 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 Highlands at Kendall listings as of 2026-09-12, 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 2012 through 2026. Tap any home to ask about it.
The Highlands at Kendall buying strategy.
If we were buying in Highlands at 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 Highlands at Kendall.
What's actually driving value here
With no community amenities identified from current MLS listings, the price story in Highlands at Kendall is a straightforward function of the individual home: square footage, updates, and lot rather than a clubhouse or gate. That's a meaningful distinction for buyers comparing this community to others in the same price band that do carry shared amenities.
A median days-on-market figure just over six weeks, paired with a six-month closings window in the underlying data, suggests a market that isn't rushing. Sellers who price close to the $695,000 median and the $327 per-square-foot benchmark are the ones clearing the market efficiently; sellers who stretch beyond that tend to be the ones still sitting past the six-week mark.
The location and the amenities are priced into every listing in Highlands at Kendall. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Because value in Highlands at Kendall is set unit by unit rather than by a shared amenity list, pricing a listing or evaluating an offer requires a close read of recent comparable closings rather than a community-wide formula. That's the kind of groundwork we do before a number ever goes on a sign.
Highlands at 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 Highlands at 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 Highlands at Kendall sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Highlands at 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 Highlands at Kendall home worth?
Get a no-obligation home value based on real comparable sales in Highlands at 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.
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Frequently Asked Questions
What is the median home price in Highlands at Kendall?
How long do homes in Highlands at Kendall take to sell?
Who is the best real estate agent for Highlands at Kendall?
How do I find a top Miami real estate agent who knows Highlands at Kendall?
Can Momentum Realty connect me with an agent for Highlands at Kendall?
Should you buy in Highlands at Kendall?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Highlands at Kendall with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (29 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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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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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