North Kendall
Homes for Sale in Pinecrest, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, North Kendall in FL has 2 homes for sale. As of October 2026, the MLS records 25 closed sales in North Kendall in FL since 2012, the most recent in October 2025.
Last 30 days in North Kendall: 1 new listing (median asking $4,000,000). As of September 23, 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.
North Kendall's current MLS picture is thin. Only a single closing shows up in this window, which is not enough volume to establish a reliable price trend, days-on-market pattern, or condition-to-price relationship for the area right now.
That kind of data gap changes the posture for both sides. A seller here should not assume a comp exists that supports a specific number, and a buyer should not assume the one closing on record represents the going rate for the type of home they want. This is a market that calls for a direct look at active and pending listings rather than a stats-driven pitch.
The 60-Second Overview
North Kendall sits within Miami-Dade County, but the current MLS feed shows too little recent closing activity to characterize pricing or pace with confidence.
MIAMI REALTORS sales records identify 25 homes in NORTH KENDALL that have changed hands since 2009, built between 1950 and 2025 (median 2012), with a median living area of about 4,670 sq ft and a typical 5-bedroom, 5.5-bath layout; 100% 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 North Kendall is best for.
Best for
- A buyer focused on a specific address in North Kendall who wants a property-by-property evaluation
- A seller comfortable pricing off active/pending listings and direct market feedback rather than a recent comp
- An investor doing their own diligence who does not need amenity marketing to make a decision
Probably not for
- A buyer who wants to compare several recent closed sales before writing an offer
- A seller expecting amenity-driven marketing to support a premium price
- Anyone who wants a fast, data-backed timeline for how quickly homes here sell
The market around North Kendall
North 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 Pinecrest.
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 North Kendall specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in North Kendall
Live MLS inventory for North 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 North Kendall listings as of 2026-09-23, 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 2025. Tap any home to ask about it.
Every Home for Sale in North Kendall Right Now (2)
All 2 active and pending North Kendall listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6990 SW 90th St · $4,000,000 · 5 bd / 6 ba · listed Aug 29, 2026 · listed by Luxe Properties
- 6990 SW 91st St · $5,995,000 · 8 bd / 8 ba · listed Jul 2, 2026 · listed by One Sotheby's International Realty
The North Kendall buying strategy.
If we were buying in North 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 North Kendall.
A market with too little data to call
With just one closing recorded in this window, North Kendall does not yet have the sample size needed to say whether the market is moving fast or slow, or whether price is condition-driven, lot-driven, or something else. Drawing conclusions from a single sale would be a stretch, and we are not going to do that.
No community amenities were identified from current MLS listings either, which means whatever draws a buyer to this specific pocket of Kendall is not showing up as a marketed feature in the listing data itself. That is not unusual for smaller or transitional pockets of a county this size, but it means the case for the neighborhood has to be made on the ground, not from the sheet.
The location and the amenities are priced into every listing in North Kendall. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the MLS data thins out like this, the value of an agent shifts from reciting comps to actually knowing the ground. We pull whatever active, pending, and off-market activity exists in Miami-Dade around North Kendall, walk the streets the data cannot see, and give you a straight answer on whether a listed price or an offer makes sense for that specific property, not a citywide average.
North Kendall 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 North 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 North Kendall sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North 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 North Kendall home worth?
Get a no-obligation home value based on real comparable sales in North 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 North Kendall on the map →
Should you buy in North 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: September 23, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (25 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.
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 NORTH KENDALL fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about North Kendall
Where is North Kendall?
North Kendall is a community in Miami-Dade County, Florida, ZIP 33156.
Are there homes for sale in North Kendall right now?
Yes — 2 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does North Kendall have an HOA or CDD?
No HOA is on record for North Kendall in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near North Kendall with Momentum Realty’s local guides.
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.