Poinciana at Kendall
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Poinciana at Kendall 1ST in FL has 1 home for sale. As of October 2026, the MLS records 15 closed sales in Poinciana at Kendall 1ST in FL since 2012, the most recent in September 2025.
Last 30 days in Poinciana at Kendall: 1 new listing (median asking $724,500). 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.
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.
MIAMI REALTORS sales records identify 39 homes in POINCIANA AT KENDALL that have changed hands since 2006, built between 1989 and 1990 (median 1989), with a median living area of about 1,729 sq ft and a typical 3-bedroom, 2-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 Poinciana at Kendall 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
Poinciana at Kendall is too small for its own price trend, so here is the market around it.
In ZIP 33186, 233 homes are on the market and 29% are under contract — a steady corner of Miami.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33186, 588 homes closed in the last 12 months at a median of $560K ($332/sq ft), down 0.7% year over year, with a median 44 days on market. Right now 166 active and 58 pending listings — a balanced market. See the live ZIP 33186 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Poinciana at Kendall specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Poinciana at Kendall
Live MLS inventory for Poinciana at 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 Poinciana at 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 Poinciana At Kendall 1St Right Now (1)
All 1 active and pending Poinciana At Kendall 1St listings with a detail page, newest first, refreshed twice a day from the MLS.
- 11837 SW 93rd Ter · $724,500 · 3 bd / 2 ba · listed Sep 19, 2026 · listed by Coldwell Banker Realty
The Poinciana at Kendall buying strategy.
If we were buying in Poinciana at 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 Poinciana at Kendall.
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. 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 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 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Poinciana at 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.
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Should you buy in Poinciana at 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 (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.
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 POINCIANA AT KENDALL 1ST fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Poinciana at Kendall
Where is Poinciana at Kendall?
Poinciana at Kendall is a community in Miami-Dade County, Florida, ZIP 33186.
How many homes are in Poinciana at Kendall?
County property records list 13 homes in Poinciana at Kendall, built between 1990 and 1990; the typical home is about 1,668 heated square feet.
What do homes in Poinciana at Kendall sell for?
Poinciana at Kendall has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (1 sale, median $665,000). For context, ZIP 33186 has 233 homes on the market with 29% under contract.
Are there homes for sale in Poinciana at Kendall right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Poinciana at Kendall have an HOA or CDD?
No HOA is on record for Poinciana at 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 Poinciana at 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.