Kendall Place
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $665,000, $291 per square foot, a median 39 days on market, sellers accepting 89% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $11,700 ($10,990 with the full homestead exemption).
Kendall Place is pricing on a small, tight sample right now: the current snapshot reflects three closings, with a median price of $665,000 and a median of $291 per square foot. That's not enough transaction volume to call a trend, but it is enough to say the market here is trading at a level that rewards move-in-ready condition and penalizes deferred maintenance more than in a deeper, higher-volume community.
At a median 39 days on market, homes here aren't moving instantly, but they aren't sitting stale either. For sellers, that argues for pricing tight to the comps you actually have rather than reaching. For buyers, it means there's room to negotiate on timeline and terms, especially on anything that isn't turnkey.
The 60-Second Overview
Kendall Place market snapshot (as of September 12, 2026): the median sale price is about $665K ($291 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales.
Kendall Place sits in Miami-Dade County with a current median sale price of $665,000 and a median of $291 per square foot; no community amenities are listed on active MLS records, so any pool, gym, or clubhouse access would need to be confirmed property by property rather than assumed as a community feature.
Who Kendall Place is best for.
Best for
- A buyer targeting a purchase near the $665,000 median who is comfortable evaluating each home individually rather than relying on posted community amenities.
- A buyer with flexibility on closing timeline who can use a median 39-day market to negotiate on price or terms.
- A buyer prioritizing property-level condition and finish quality over shared community features.
Probably not for
- A buyer who wants a confirmed clubhouse, pool, or fitness amenity as part of the purchase, since none are currently identified from MLS listings.
- A buyer who needs a large set of recent comparable sales to feel confident in pricing, given the current three-closing window.
- A buyer expecting a fast, high-competition bidding environment based on days-on-market data alone.
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 ($665K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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.
26% 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 (2026-09-08).
The Kendall Place buying strategy.
If we were buying in Kendall Place 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 Place.
A market defined by limited data, not limited demand
With only three closings in the current window, Kendall Place doesn't give us the volume to draw firm conclusions about pricing trends, appreciation patterns, or seasonal timing. What we can say is that the median price of $665,000 and $291 per square foot describe a market where individual property condition, lot specifics, and finish level will move the needle more than broad neighborhood trends. Two similar-looking homes here can price very differently based on updates alone.
The absence of listed community amenities in current MLS data doesn't necessarily mean there are none, it means buyers and their agents need to verify directly rather than rely on a marketed amenity package. That's a due-diligence point, not a red flag, but it changes how you should shop the community: treat it as an individual-property market first, and confirm any shared features second.
The location and the amenities are priced into every listing in Kendall Place. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with this few recent closings, the comps that exist matter enormously, and misreading one of them can mean overpaying or underpricing by a meaningful margin. We pull the actual transaction detail, verify what's driving each closed price, and price or negotiate Kendall Place deals against real, current data rather than a stale or thin average.
Kendall Place 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 Place 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 Place sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Kendall Place, 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 Place home worth?
Get a no-obligation home value based on real comparable sales in Kendall Place, 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 Place on the map →
Frequently Asked Questions
What is the median home price in Kendall Place?
How long do homes in Kendall Place take to sell?
Have Kendall Place home prices gone up?
Who is the best real estate agent for Kendall Place?
How do I find a top real estate agent who knows Kendall Place?
Can Momentum Realty connect me with an agent for Kendall Place?
Should you buy in Kendall Place?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| 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 (20 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.
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 MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how KENDALL PLACE fits the bigger picture — live prices, inventory, and Momentum Scores: