Kendall Breeze
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via MIAMI MLS
As of September 2026, Kendall Breeze in Miami, FL has 3 homes for sale. Over the 12 months ending 2026-09-12, 14 recorded sales closed at a median of $518,500, $311 per square foot, a median 52 days on market, sellers accepting 97% of original asking (-3% versus the prior year). Homes listed or recently sold were built 2002–2003; 3 of 3 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).
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 and pending Kendall Breeze 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.
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.
Kendall Breeze right now
🟡 Off the recent peak. The trailing-12-month median ($518K) is down 2.6% from the prior 12 months ($532K). With about 16 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: Medium (14 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
Kendall Breeze market snapshot (as of September 12, 2026): the median sale price is about $518K ($311 per sq ft over the trailing 12 months of closed sales), and a median 53 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level MIAMI MLS closed sales (14 closings in the current window).
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 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
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 ($518K) IS the median in the snapshot above, and the move from 2025 ($532K) IS the -2.6% one-year change.
Windows contain 1 to 26 sales each (14 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.
29% 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 (2026-09-12).
KENDALL BREEZE Market Scorecard
KENDALL BREEZE is currently a thin data market. Limited supply, a median asking price of $580,000, and homes go under contract in about 3 days.
Typical home value in the 33186 ZIP is $523,582, about 21.2% 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.
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.
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 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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Frequently Asked Questions
What is the median home price in Kendall Breeze?
How long do homes in Kendall Breeze take to sell?
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Should you buy in Kendall Breeze?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Kendall Breeze 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 (180 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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