Kendall Breeze
Homes for Sale in Miami, FL
All 5,147 homes for sale in Miami, FL · median $525,000 · 458 townhomes for sale in Miami · 189 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Kendall Breeze in Miami, FL has 3 homes for sale. Over the 12 months ending 2026-11-10, 6 recorded sales closed at a median of $518,500, $296 per square foot, a median 18 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 2002–2003; 4 of 5 report an HOA (median $310/mo). At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,120 ($8,410 with the full homestead exemption).
Last 30 days in Kendall Breeze: 2 new listings (median asking $785,000), 2 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 Kendall Breeze
Live MLS inventory for Kendall Breeze. 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 · 1 daysTop listing
Active · 2 days
Active · 123 daysActive and pending Kendall Breeze listings as of 2026-11-11, 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.
Kendall Breeze is pricing on a per-square-foot basis right now, not on scarcity. At a median of $302.57 per square foot against a $527,500 median price, condition and layout are doing the work of separating one listing from the next, and a market heat score of 12 tells you buyers are not racing to close that gap.
A median 71.5 days on market is the number that matters most here. That is not a community where a well-priced home disappears in a week. Sellers should price to the current data on day one, and buyers have room to negotiate on terms, timeline, and condition credits rather than just chasing the next listing that hits the portal.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Kendall Breeze right now
🟡 Balanced market. 6.0 months of supply and 40% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of MIAMI MLS records, as of November 10, 2026. Confidence: Medium (5 active and pending listings, 6 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 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
Kendall Breeze market snapshot (as of November 10, 2026): the median sale price is about $518K ($296 per sq ft over the trailing 12 months of closed sales), a median 18 days on market for closed sales, and 6.0 months of supply, a balanced market.
In ZIP 33186 (Miami), 101 homes closed in the last 12 months at a median of $520K ($334/sq ft), with a median 49 days on market. Right now 74 active and 16 pending listings put supply at about 8.8 months — a buyer's market. See the live ZIP 33186 housing market and the Miami-Dade County market.
MIAMI REALTORS sales records identify 190 homes in KENDALL BREEZE that have changed hands since 2006, built between 1950 and 2005 (median 2003), with a median living area of about 1,793 sq ft and a typical 3-bedroom, 2.5-bath layout; 68% are townhomes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Kendall Breeze sits in Miami-Dade County's resale market with pricing that has held essentially flat over the past year, down half a percent, which points to a market that has settled rather than one that is actively correcting.
The setting & the homes.
Aerial and on-site photos of Kendall Breeze. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Kendall BreezeKendall BreezeKendall Breeze
Kendall Breeze
Kendall BreezePhotos from MIAMI MLS listings in Kendall Breeze; content deemed reliable but not guaranteed.
Who Kendall Breeze is best for.
Best for
- Buyers comfortable taking their time to negotiate price, terms, or repair credits over several weeks
- Buyers using the per-square-foot figure to compare homes of different sizes rather than anchoring only on the median price
- Sellers prepared to price to current comps rather than to last year's market
Probably not for
- Buyers who need to close within days and cannot accommodate a longer listing timeline
- Sellers expecting rapid year-over-year appreciation to support an above-market list price
- Buyers or sellers relying on community amenities as part of the value case, since none are currently identified from MLS listings
The Kendall Breeze buying strategy.
If we were buying in Kendall Breeze 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 Breeze.
A Market Measured in Weeks, Not Days
The math here starts with the $302.57 per-square-foot figure. That is a useful benchmark for comparing two homes of different sizes in Kendall Breeze, and it is a more honest yardstick than the median price alone, since the $527,500 median can shift with the mix of homes that happened to sell in the trailing 12-month window.
The 71.5-day median days-on-market figure, paired with a market heat score of 12, describes a buyer's-pace environment. Listings are not being absorbed quickly, and the year-over-year price movement of -0.5% suggests the market has found a level rather than trending sharply in either direction. For sellers, that argues for pricing to the comps rather than to hoped-for appreciation. For buyers, it argues for taking the time to inspect and negotiate rather than waiving contingencies to compete.
The location and the amenities are priced into every listing in Kendall Breeze. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market moving at this pace, the advantage goes to whoever reads the per-square-foot data correctly and prices or offers accordingly. We track the current median, the price-per-square-foot benchmark, and the days-on-market trend for Kendall Breeze so a listing is priced to move and an offer is built on what is actually closing, not what a portal estimate suggests.
Kendall Breeze in 15 seconds.
Tools for a Kendall Breeze 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 Breeze sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kendall Breeze, 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 Breeze home worth?
Get a no-obligation home value based on real comparable sales in Kendall Breeze, 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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Recently off market in KENDALL BREEZE
Homes in KENDALL BREEZE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 5 on record.
- 12141 SW 122nd Path · off market
- 12230 SW 123rd Pass · off market
- 12334 SW 124th Path · off market
- 12354 SW 124th Path · off market
- 12454 SW 123rd St · off market
| Location | Miami, Miami-Dade County, FL · ZIP 33186 |
|---|---|
| Home types (current listings and sales) | townhouses 80%, singlefamilyresidence 20% |
| Sale prices, last 12 months | $518,500 median across 6 closed sales · $296 per sq ft |
| Days on market (closed sales) | 18 median |
| For sale right now | 3 active, 2 pending · median asking $580,000 · 6.0 months of supply |
Data as of November 10, 2026. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2026 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Kendall Breeze key facts,” movewithmomentum.com/neighborhoods/kendall-breeze, data as of November 10, 2026.
Just listed in Kendall Breeze
The newest homes for sale in Kendall Breeze right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 12235 SW 121St Ter $990,000 · 5 bd · 5 ba · 2,747 sq ft · listed Nov 10, 2026 Courtesy of Goldpen Realty Group
- 12244 SW 123Rd Pl $580,000 · 3 bd · 3 ba · 1,968 sq ft · listed Nov 9, 2026 Courtesy of Urbis Real Estate Corp.
- 12488 SW 122Nd St $519,000 · 3 bd · 3 ba · 1,602 sq ft · listed Jul 11, 2026 Courtesy of Coldwell Banker Realty
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Kendall Breeze Right Now (5)
All 5 active and pending Kendall Breeze listings with a detail page, newest first, refreshed twice a day from the MLS.
- 12235 SW 121st Ter · $990,000 · 5 bd / 5 ba · listed Nov 1, 2026 · listed by Goldpen Realty Group
- 12543 SW 121st Way · $524,900 · 4 bd / 3 ba · pending · listed Oct 2, 2026 · listed by United Real Estate Miami
- 12317 SW 124th Ct · $525,000 · 3 bd / 3 ba · pending · listed Sep 14, 2026 · listed by Barrios and Associates Realty
- 12244 SW 123rd Pl · $580,000 · 3 bd / 3 ba · listed Sep 8, 2026 · listed by Urbis Real Estate Corp.
- 12488 SW 122nd St · $519,000 · 3 bd / 3 ba · listed Sep 7, 2026 · listed by Coldwell Banker Realty
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 122Nd Street (11 homes on record)
- SW 123Rd Terrace (10 homes on record)
- SW 122 Court (8 homes on record)
- SW 124Th Court (7 homes on record)
- SW 122Nd Court (7 homes on record)
- SW 123Rd Court (5 homes on record)
- SW 123Rd Place (5 homes on record)
- SW 123Rd Street (5 homes on record)
- SW 125Th Court (3 homes on record)
- SW 126Th Avenue (3 homes on record)
- SW 123Rd Avenue (2 homes on record)
What it really costs to own in Kendall Breeze
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $7,640/yr across 5 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $310/month across 5 MLS listings (most billed monthly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2003 across 5 listings. An original roof here would be about 23 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,104/month (tax $637, HOA $310, insurance $158). An estimate from the sources above, not a quote.
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Ask an agent about Kendall Breeze
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Recent Developments in Kendall Breeze
Development, infrastructure, retail, and school activity affecting Kendall Breeze, 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 project is about 10 miles southwest of Kendall Breeze, elsewhere in Miami-Dade County.
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 12 miles northeast of Kendall Breeze, 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 10 miles north of Kendall Breeze, elsewhere in Miami-Dade County.
Source: Bisnow - October 2026Infrastructure
Ross and Soffer drop plans for Miami International Airport hotel after FAA rejection
The developers abandoned a 451-room Westin-branded hotel on a 1.8-acre airport site after the FAA said the design created a radar blind spot, and a shorter redesign was also rejected. The county plans to end the 50-year ground lease within about a month and speed up a new request for proposals.
What it may mean for the marketA new proposal round could still bring the airport's first new hotel in over 60 years, but the timing of on-site lodging and jobs is now uncertain. The project is about 14 miles northeast of Kendall Breeze, 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 9 miles northeast of Kendall Breeze, 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 site is about 10 miles northeast of Kendall Breeze.
Source: Miami Today
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.
20% of homes for sale in ZIP 33186 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 (2026-11-12).
Frequently Asked Questions
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Is Kendall Breeze a good place to live?
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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 11, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending November 10, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (6 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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