Promenade at Kendale Lakes
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Part of the Kendale Lakes master-planned community in Miami, FL — see all Kendale Lakes homes for sale (6 listings across 4 villages and sections in the MLS).
There is no recent closing activity to draw a price read from in this snapshot, and the current MLS inventory does not surface any listed community amenities. That combination means anyone pricing a home here right now is working without a fresh comparable trail inside the community itself.
In a data gap like this, the honest move is to widen the lens to Kendale Lakes and the surrounding Miami-Dade corridor for pricing context rather than lean on stale or assumed numbers specific to Promenade. A seller should expect more legwork on comps; a buyer gets more room to negotiate on terms since there is no visible bidding pattern to react to.
The 60-Second Overview
Promenade at Kendale Lakes sits within the broader Kendale Lakes area of Miami-Dade County, but the current MLS snapshot shows no closed sales in this window and no community amenities listed on active inventory.
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 Promenade at Kendale Lakes is best for.
Best for
- Buyers comfortable doing extra diligence before committing to a price
- Sellers willing to lean on broader-area comps rather than in-community closings
- Anyone prioritizing the Kendale Lakes location over a documented amenity package
Probably not for
- Buyers who want to see recent closed sales before making an offer
- Sellers expecting a fast, data-driven pricing conversation
- Anyone shopping specifically for a listed community amenity package
The market around Promenade at Kendale Lakes
Promenade at Kendale Lakes 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 Miami.
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 Promenade at Kendale Lakes specifically. Momentum Research analysis of MLS records.
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.
PROMENADE AT KENDALE LAKES Market Scorecard
PROMENADE AT KENDALE LAKES is currently a thin data market. Limited supply, a median asking price of n/a.
Typical home value in the 33186 ZIP is $523,582, about 21.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Promenade at Kendale Lakes
Live MLS inventory for Promenade at Kendale Lakes. 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 Lakes listings as of 2026-07-31, 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 2018 through 2026. Tap any home to ask about it.
The Promenade at Kendale Lakes buying strategy.
If we were buying in Promenade at Kendale Lakes 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 Lakes.
A Community With No Fresh Data Trail
Zero closings in the tracked window is itself informative: it tells us this is either a low-turnover community right now or one where MLS-side data is thin at the moment. Either way, a buyer or seller should not treat the absence of numbers as an absence of value — it means the numbers have to come from elsewhere, not from this community's recent transaction history.
The same goes for amenities. Nothing surfaced from current listings does not necessarily mean the community has none; it means listing agents have not attached that detail to what is on market right now. Anyone evaluating this address should verify amenities and HOA specifics directly rather than assume based on this snapshot.
The location and the amenities are priced into every listing in Promenade at Kendale Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS data is this thin, the value we add is in sourcing context you will not get from a portal search — pulling comparable activity from the surrounding Kendale Lakes market, verifying amenity and HOA details directly, and pricing a listing or an offer on real footing instead of a placeholder number.
Promenade at Kendale Lakes 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 Promenade at Kendale Lakes 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 Lakes 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 Lakes, 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 Lakes home worth?
Get a no-obligation home value based on real comparable sales in Promenade at Kendale Lakes, 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 Promenade at Kendale Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Promenade at Kendale Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: July 31, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2018 (9 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 PROMENADE AT KENDALE LAKES fits the bigger picture — live prices, inventory, and Momentum Scores: