PROMENADE AT KENDALE LAKE
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
The math here tells a compact-unit story: a median price of $207,500 against a median price per square foot of $304.56 points to smaller-footprint homes carrying a high per-square-foot cost, which is typical of a tightly built condominium or townhome layout rather than larger single-family stock. That combination matters more to buyers than the headline price alone, since it shapes what a given budget actually buys in square footage.
Pricing has softened over the past year, down 9.4%, and the market heat score of 17 confirms this is currently a slow-moving segment rather than one with competitive urgency. Sellers should price to the current data rather than last year's comps, and buyers get more room to negotiate on terms and timeline than they would in a hotter Miami-Dade submarket.
PROMENADE AT KENDALE LAKE right now
🔴 Off the recent peak. The trailing-12-month median ($208K) is down 9.4% from the prior 12 months ($229K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Medium (18 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
PROMENADE AT KENDALE LAKE market snapshot (as of July 20, 2026): the median sale price is about $208K ($305 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level miami closed sales (18 closings in the current window).
PROMENADE AT KENDALE LAKE is a Miami-Dade County community where recent closings point to compact home sizes and a market that has cooled over the past year rather than accelerated.
The setting & the homes.
Aerial and on-site photos of PROMENADE AT KENDALE LAKE. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
PROMENADE AT KENDALE LAKE
PROMENADE AT KENDALE LAKE
PROMENADE AT KENDALE LAKE
PROMENADE AT KENDALE LAKEPhotos from miami listings in PROMENADE AT KENDALE LAKE; content deemed reliable but not guaranteed.
Who PROMENADE AT KENDALE LAKE is best for.
Best for
- Buyers seeking a lower median price point within Miami-Dade County and comfortable with a compact home size.
- Buyers with flexibility on timeline who can use the current softer market to negotiate on price or terms.
- Investors comfortable evaluating a lower-volume market where per-square-foot pricing is well above the median price would suggest for larger stock.
Probably not for
- Buyers who require confirmed on-site community amenities, since none are currently identified in MLS listings.
- Buyers seeking maximum square footage per dollar, given the elevated price-per-square-foot relative to the median price.
- Sellers expecting appreciation momentum, given the year-over-year decline and low current market heat score.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($208K) IS the median in the snapshot above, and the move from 2025 ($229K) IS the -9.4% one-year change.
Windows contain 0 to 22 sales each (18 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 2015 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.
30% 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 (2026-08-18).
PROMENADE AT KENDALE LAKE Market Scorecard
PROMENADE AT KENDALE LAKE is currently a balanced market., and homes go under contract in about 26 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in PROMENADE AT KENDALE LAKE
Live MLS inventory for PROMENADE AT KENDALE LAKE. 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 PROMENADE AT KENDALE LAKE listings as of 2026-08-17, 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 2015 through 2026. Tap any home to ask about it.
The PROMENADE AT KENDALE LAKE buying strategy.
If we were buying in PROMENADE AT KENDALE LAKE 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 PROMENADE AT KENDALE LAKE.
A soft, low-volume market
With only 18 closings in the tracked window, this is a lower-volume community, and pricing conclusions here should be read with that limited sample in mind. The median days-on-market figure, just under 30 days, suggests homes that do sell are not lingering excessively, even though the broader pricing trend has moved lower year over year.
No community amenities are identified from current MLS listings, so buyers evaluating lifestyle features here should verify directly with listing agents or HOA documentation rather than assuming a standard amenity package. The value proposition in this community is centered on the home and its price point, not on advertised community extras.
The location and the amenities are priced into every listing in PROMENADE AT KENDALE LAKE. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a lower-volume, softening market like this one, pricing a listing correctly or structuring a competitive offer requires reading a thin data set carefully rather than leaning on broad Miami-Dade averages. We pull the actual closing activity for this community specifically, so sellers do not overprice into a declining trend and buyers do not overpay in a market with negotiating room.
PROMENADE AT KENDALE LAKE in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 PROMENADE AT KENDALE LAKE 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 PROMENADE AT KENDALE LAKE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in PROMENADE AT KENDALE LAKE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your PROMENADE AT KENDALE LAKE home worth?
Get a no-obligation home value based on real comparable sales in PROMENADE AT KENDALE LAKE, 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 PROMENADE AT KENDALE LAKE on the map →
Frequently Asked Questions
What is the median home price in PROMENADE AT KENDALE LAKE?
How long do homes in PROMENADE AT KENDALE LAKE take to sell?
Do cash buyers compete in PROMENADE AT KENDALE LAKE?
Who is the best real estate agent for PROMENADE AT KENDALE LAKE?
How do I find a top Miami real estate agent who knows PROMENADE AT KENDALE LAKE?
Can Momentum Realty connect me with an agent for PROMENADE AT KENDALE LAKE?
Should you buy in PROMENADE AT KENDALE LAKE?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2015 (134 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 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 member average and 8 days faster, and we’ll price yours against live your area 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 PROMENADE AT KENDALE LAKE fits the bigger picture — live prices, inventory, and Momentum Scores: