Poinciana at Kendall 1st
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Poinciana at Kendall 1st sits in the Kendall corridor of Miami-Dade County, an area defined more by its location and access than by any single marketed feature. Current MLS data does not surface a documented amenity package for this community, which means pricing here is likely to be driven by the individual home — lot size, updates, and unit condition — rather than by shared community features.
For a buyer, that puts the burden on due diligence at the property level rather than leaning on brochure amenities. For a seller, it means the case for value has to be made through the home itself: recent updates, layout, and how it compares to what else is active nearby, since there is no clubhouse or gate to lean on in the pitch.
The 60-Second Overview
Poinciana at Kendall 1st is a Kendall-area community in Miami-Dade County where current MLS listings do not identify a distinct shared amenity set, positioning it as a straightforward, location-driven option rather than an amenity-anchored one.
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 Poinciana at Kendall 1st is best for.
Best for
- Buyers prioritizing Kendall-area location over shared community amenities
- Buyers who prefer to evaluate and price a home on its individual condition and layout
- Buyers comfortable doing extra diligence when a listing does not spell out community features
Probably not for
- Buyers who want a documented amenity package as part of the purchase decision
- Buyers seeking a strictly gated or resort-style community setup
- Buyers unwilling to independently verify association and amenity details before writing an offer
The market around Poinciana at Kendall 1st
Poinciana at Kendall 1st is too small for its own price trend, so here is the market around it.
In ZIP 33186, 224 homes are on the market and 26% are under contract — a steady corner of .
Across Miami-Dade County, 15,109 homes are active and 3,290 pending (18% under contract).
ZIP and county figures describe the wider market, not Poinciana at Kendall 1st specifically. Momentum Research analysis of MLS records.
Poinciana at Kendall 1st by the numbers
From county property records and closed MLS sales for the Poinciana at Kendall 1st subdivision: 13 homes on record; built 1990; typical size about 1,668 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2015 | 1 | $330,000 |
| 2020 | 3 | $424,900 |
| 2022 | 2 | $522,500 |
| 2023 | 1 | $575,000 |
| 2024 | 1 | $635,000 |
| 2025 | 1 | $665,000 |
Newest recorded sale: $665,000 on 2025-09-03.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Poinciana at Kendall 1st buying strategy.
If we were buying in Poinciana at Kendall 1st 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 Poinciana at Kendall 1st.
What actually drives value here
Without a documented pool, clubhouse, or gated feature set tied to current listings, this is a community where the home and the lot do the talking. Buyers evaluating Poinciana at Kendall 1st should expect to judge each property on its own condition and layout rather than assuming a baseline standard set by shared amenities.
That also means comparisons to nearby Kendall communities should be made carefully — a similarly priced home a few streets over may come with amenities this community does not currently show, or vice versa. The absence of amenity data in MLS is a fact about the listings on record, not necessarily a permanent characteristic of the community, so this is worth reconfirming at the time of any specific offer.
The location and the amenities are priced into every listing in Poinciana at Kendall 1st. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the MLS record does not spell out shared amenities, the legwork shifts to verifying what a specific home actually offers versus what a listing implies. We walk that ground for you — checking association details, confirming what is and is not included, and pricing the property against real, comparable homes in the immediate Kendall area rather than against assumptions.
Poinciana at Kendall 1st 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 Poinciana at Kendall 1st 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 Poinciana at Kendall 1st sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Poinciana at Kendall 1st, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Poinciana at Kendall 1st home worth?
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Should you buy in Poinciana at Kendall 1st?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (15 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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