KENDALL BREEZE SOUTH
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
KENDALL BREEZE SOUTH is pricing around $521,250 right now, with per-square-foot value near $313.67. That per-foot number is doing the real work here — it tells you condition and finish level are driving what a given unit sells for more than the community label itself.
A median of 66 days on market and a market heat score of 23 both point to a slower, more deliberate pace of sale. Year-over-year price movement sits at a flat 0.4 percent, so this is not a market where holding out for a bidding war makes sense — it rewards a home priced correctly from day one.
KENDALL BREEZE SOUTH right now
🟡 Still climbing. The trailing-12-month median ($521K) is up 0.4% from the prior 12 months ($519K). With about a dozen 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 closed sales, 12-month windows ending July 20. Confidence: Medium (10 and 14 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
KENDALL BREEZE SOUTH market snapshot (as of July 20, 2026): the median sale price is about $521K ($314 per sq ft over the trailing 12 months of closed sales), and a median 66 days on market for closed sales. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level miami closed sales (10 closings in the current window).
Pricing here is best read as condition-driven rather than location-driven, with per-square-foot value acting as the more honest measure than the median alone.
The setting & the homes.
Aerial and on-site photos of KENDALL BREEZE SOUTH. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
KENDALL BREEZE SOUTH
KENDALL BREEZE SOUTH
KENDALL BREEZE SOUTHPhotos from miami listings in KENDALL BREEZE SOUTH; content deemed reliable but not guaranteed.
Who KENDALL BREEZE SOUTH is best for.
Best for
- A buyer comfortable evaluating condition and price per square foot rather than chasing a headline number.
- A buyer with flexibility on closing timeline given the current 66-day median days-on-market.
- A seller willing to price against per-square-foot data rather than assume upward movement, given flat 0.4 percent year-over-year performance.
Probably not for
- A buyer who needs a large inventory of confirmed community amenities to evaluate — none are currently identified from active MLS listings.
- A seller expecting a fast, high-competition sale in the current 23 market heat score environment.
- A buyer relying on recent price momentum to justify an offer above the current $521,250 median.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($521K) IS the median in the snapshot above, and the move from 2025 ($519K) IS the +0.4% one-year change.
Windows contain 0 to 16 sales each (10 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.
30% 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 (2026-08-18).
KENDALL BREEZE SOUTH Market Scorecard
KENDALL BREEZE SOUTH is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in KENDALL BREEZE SOUTH
Live MLS inventory for KENDALL BREEZE SOUTH. 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 SOUTH listings as of 2026-08-17, 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 KENDALL BREEZE SOUTH buying strategy.
If we were buying in KENDALL BREEZE SOUTH 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 SOUTH.
What the numbers are actually saying
With only 10 closings in the recent window, this is a thin dataset — enough to read direction, not enough to draw hard conclusions about where a specific unit should land. The median price of $521,250 and per-square-foot figure of $313.67 give a workable baseline, but any given listing's condition and layout will move the number more than the broader trend will.
A 66-day median days-on-market, paired with a market heat score of 23, describes a market that is not moving with urgency. That is useful information for both sides: sellers should expect a longer runway to close and price accordingly, while buyers get more room to negotiate and less pressure to waive inspection or due diligence periods to compete.
The location and the amenities are priced into every listing in KENDALL BREEZE SOUTH. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closings, pricing a listing or evaluating an offer requires pulling the right comps and reading per-square-foot value correctly rather than leaning on a single median. We do that work directly, and we will tell you plainly if the numbers do not support a given price before you find out the hard way at 66 days on market.
KENDALL BREEZE SOUTH in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 SOUTH 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 SOUTH 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 SOUTH, 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 SOUTH home worth?
Get a no-obligation home value based on real comparable sales in KENDALL BREEZE SOUTH, 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 BREEZE SOUTH on the map →
Frequently Asked Questions
What is the median home price in KENDALL BREEZE SOUTH?
How long do homes in KENDALL BREEZE SOUTH take to sell?
Do cash buyers compete in KENDALL BREEZE SOUTH?
Who is the best real estate agent for KENDALL BREEZE SOUTH?
How do I find a top Miami real estate agent who knows KENDALL BREEZE SOUTH?
Can Momentum Realty connect me with an agent for KENDALL BREEZE SOUTH?
Should you buy in KENDALL BREEZE SOUTH?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2012 (112 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 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 member average and 8 days faster, and we’ll price yours against live your area comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how KENDALL BREEZE SOUTH fits the bigger picture — live prices, inventory, and Momentum Scores: