Kendall
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Kendall in FL has 1 home for sale. As of November 2026, the MLS records 7 closed sales in Kendall in FL since 2013, the most recent in April 2022.
Last 30 days in Kendall: 1 new listing (median asking $5,815,000). As of November 2, 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.
Kendall is a large, established part of Miami-Dade, and that scale is the main thing shaping how it trades. Without a single defined amenity package or HOA identity tying listings together, pricing here is driven property by property — lot, layout, age, and condition matter more than any community-wide feature set.
For a buyer, that means doing the homework at the individual listing level rather than assuming a neighborhood-wide standard. For a seller, it means the property itself has to make the case: staging, condition, and clear disclosure carry more weight than a community amenity sheet, because there isn't one in the current MLS data.
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
Kendall covers a wide swath of Miami-Dade, and current MLS listings do not point to a single defined amenity package or association identity — this is a place where the housing stock itself, not a community brand, sets the terms of each sale.
MIAMI REALTORS sales records identify 9 homes in Kendall that have changed hands since 2010, built between 1956 and 2013 (median 1973), with a median living area of about 2,981 sq ft and a typical 4-bedroom, 3-bath layout; 89% 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 Kendall is best for.
Best for
- Buyers prioritizing a Miami-Dade location over a specific community amenity set
- Buyers comfortable evaluating individual listings and their HOA terms case by case
- Sellers whose property's condition and price can stand on their own without a community brand behind it
Probably not for
- Buyers who want a single, clearly defined amenity package as part of the purchase
- Buyers expecting a uniform HOA structure across the entire area
- Anyone shopping strictly by community identity rather than by individual property
The market around Kendall
Kendall is too small for its own price trend, so here is the market around it.
In ZIP 33156, 289 homes are on the market and 24% are under contract — a steady corner of Miami.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33156, 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.
ZIP and county figures describe the wider market, not Kendall specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Kendall
Live MLS inventory for 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 Kendall listings as of 2026-11-02, 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 2013 through 2022. Tap any home to ask about it.
The Kendall buying strategy.
If we were buying in 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 Kendall.
No single amenity story to sell
Some Miami-Dade communities are easy to summarize because a clubhouse, gate, or golf course does the marketing for you. Kendall isn't that. Current listings don't surface a shared amenity package, which tells us the area functions more as a collection of individual subdivisions and streets than as one packaged product.
That has practical implications for how you shop or list here. Buyers should treat each property, and each smaller subdivision within Kendall, as its own case — pulling the specific HOA documents, if any exist, rather than assuming amenities based on the broader name. Sellers should lean on what the home and lot actually offer, since there's no community-wide feature to lean on instead.
The location and the amenities are priced into every listing in Kendall. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In an area this large and this varied, the value we add is knowing which pocket of Kendall a given listing actually sits in, what its HOA (if any) really covers, and how a specific property compares to what else is active in the MLS right now — not a generic neighborhood pitch.
Kendall in 15 seconds.
Tools for a 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 Kendall sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in 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 Kendall home worth?
Get a no-obligation home value based on real comparable sales in 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 homes for sale in Kendall on the map →
Should you buy in 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: November 2, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (7 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 Kendall
Development, infrastructure, retail, and school activity affecting Kendall, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Homestead lands aerospace tenants building on spaceport designation
AST SpaceMobile has expanded satellite manufacturing into Homestead, and Global Engine Stands signed a 10-year lease for 35,000 SF at the Park of Commerce. The park has about 500,000 SF of available industrial space and nearly 500,000 SF more recently approved. The mayor said other prospects have discussed bringing several hundred jobs.
What it may mean for the marketAerospace and aviation tenants add industrial employment options in South Dade and put more of the Park of Commerce's space into use. The site is about 6 miles west of Kendall.
Source: Miami Today - October 2026Parks & Amenities
Coral Gables extends Art Cinema lease and moves toward Aragon Avenue expansion
The commission extended the cinema operators' lease by five years, to September 2035, and directed staff to pursue West Construction at about $1.24M for the expansion. The project converts a storefront at 240 Aragon Ave. into a 92-seat theater with a lobby and cafe. The city had earlier provided $450,000.
What it may mean for the marketThe expansion adds a cultural and cafe destination to the Miracle Mile and Aragon Avenue area downtown. The project is about 17 miles north of Kendall, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Schools
Nonprofit buys Lapis student housing near FIU in Sweetwater for $168.5M
The Affordable Housing Preservation Corp. bought the 21-story, 293-unit Lapis at 795 SW 110th Ave., financed with bonds issued through the Public Finance Authority. Once the bonds are repaid, FIU can take ownership at no cost, and net cash flow is planned to fund free housing scholarships for eligible students. The deal includes a payment in lieu of taxes agreement with Sweetwater.
What it may mean for the marketThe building adds a university-linked housing option with about 1,086 beds near the FIU campus, easing demand on nearby rental housing. The project is about 17 miles north of Kendall, elsewhere in Miami-Dade County.
Source: Bisnow - 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 14 miles north of Kendall, elsewhere in Miami-Dade County.
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 project is about 15 miles north of Kendall, elsewhere in Miami-Dade County.
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 20 miles northeast of 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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Every Home for Sale in Kendall Right Now (2)
All 2 active and pending Kendall listings with a detail page, newest first, refreshed twice a day from the MLS.
- 11240 SW 95th St · $5,815,000 · 6 bd / 6 ba · listed Oct 19, 2026 · listed by Coldwell Banker Realty
- 8350 SW 98 th St · $4,500,000 · 6 bd / 5 ba · listed Aug 4, 2026 · listed by Envirotek Realty
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