Highlands at Kendall
Homes for Sale in Miami, FL
All 4,258 homes for sale in Miami, FL · median $520,000 · 155 homes for sale in 33196 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 2 closed sales in Highlands at Kendall in Miami, FL since 2026, the most recent in July 2026. Across Miami as a whole, 1,547 homes closed in the last 12 months at a median of $550,000, 67 median days on market. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,680 ($8,960 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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside HIGHLANDS AT KENDALL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
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.
MIAMI REALTORS sales records identify 86 homes in HIGHLANDS AT KENDALL that have changed hands since 2006, built between 1994 and 1998 (median 1996), with a median living area of about 2,235 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% 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.
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.
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.
The market around Highlands at Kendall
Highlands at Kendall is too small for its own price trend, so here is the market around it.
In ZIP 33196, 162 homes are on the market and 17% are under contract — a slower corner of Miami.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33196 (Miami), 71 homes closed in the last 12 months at a median of $604K ($345/sq ft), with a median 46 days on market. Right now 63 active and 14 pending listings put supply at about 10.6 months — a buyer's market. See the live ZIP 33196 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Highlands at Kendall specifically. Momentum Research analysis of MLS records.
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.
Tools for a Highlands at Kendall buy.
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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.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 1, 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.
Recent Developments in Highlands At Kendall
Development, infrastructure, retail, and school activity affecting Highlands At 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 site is about 5 miles east of Highlands At Kendall.
Source: Miami Today - 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 5 miles east of Highlands At Kendall.
Source: Miami Today - September 2026Market
Lenders file foreclosure suit over Metro Parc South in Hialeah
Scale Lending filed suit on September 22 alleging default on $31.1 million in construction loans for MG Developer's planned 10-story, 347-unit third phase of Metro Center near East 24th and 25th streets. The project had a $105 million financing package, and the developer says it is in good-faith talks with lenders.
What it may mean for the marketThe dispute puts the timing of 347 planned Hialeah apartments in question, which could affect near-term rental supply. The project is about 10 miles northeast of Highlands At Kendall, elsewhere in Miami-Dade County.
Source: Hoodline - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 11 miles east of Highlands At Kendall.
Source: Local 10 News - 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 site is about 7 miles northeast of Highlands At Kendall.
Source: Miami Today - 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 11 miles east of Highlands At 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.
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