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. Homes listed or recently sold were built 2001–2026 with 1 new construction.
Last 30 days in North Kendall: 2 new listings (median asking $4,375,000). As of October 20, 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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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 2026-10-18, 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.
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: October 18, 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.
Recent Developments in North Kendall
Development, infrastructure, retail, and school activity affecting North Kendall, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 8 miles northeast of North Kendall, 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 9 miles northeast of North Kendall.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 15 miles northeast of North Kendall.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The project is about 13 miles north of North Kendall, elsewhere in Miami-Dade County.
Source: Miami Today - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The project is about 14 miles northeast of North Kendall, elsewhere in Miami-Dade County.
Source: The Real Deal - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The project is about 14 miles northeast of North Kendall, elsewhere in Miami-Dade County.
Source: The Real Deal
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.
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See how NORTH KENDALL fits the bigger picture — live prices, inventory, and Momentum Scores:
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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.
Every Home for Sale in North Kendall Right Now (3)
All 3 active and pending North Kendall listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6951 SW 94 st · $4,750,000 · 5 bd / 4 ba · listed Sep 29, 2026 · listed by One Sotheby's International Realty
- 6990 SW 90th St · $4,000,000 · 5 bd / 6 ba · listed Aug 29, 2026 · listed by Luxe Properties
- 6990 SW 91st St · $6,500,000 · 8 bd / 8 ba · listed Jul 22, 2026 · listed by One Sotheby's International Realty
More Pinecrest home searches
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- 4-bedroom homes for sale in Pinecrest
- Pinecrest home values: what is my house worth?
- ZIP 33156 housing scorecard
- 25 coming-soon communities in Miami-Dade County
Pinecrest guides & data
Florida buyer guides
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.