Promenade at Kendale Lakes
Homes for Sale in Miami, FL
All 4,619 homes for sale in Miami, FL · median $515,690 · 165 homes for sale in 33186 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of September 2026, the MLS records 9 closed sales in Promenade at Kendale Lakes in Miami, FL since 2018, the most recent in July 2026. Across Miami as a whole, 7 homes closed in the last 12 months at a median of $570,000, 63 median days on market, with 4,211 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $10,030 ($9,310 with the full homestead exemption).
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.
MIAMI REALTORS sales records identify 6 homes in PROMENADE AT KENDALE LAKES that have changed hands since 2019, built between 1974 and 1974 (median 1974), with a median living area of about 906 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. 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 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, 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 (Miami), 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 Promenade at Kendale Lakes specifically. Momentum Research analysis of MLS records.
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.
Every Home for Sale in Promenade At Kendale Lakes Right Now (1)
All 1 active and pending Promenade At Kendale Lakes listings with a detail page, newest first, refreshed twice a day from the MLS.
- 14415 N Kendall Dr 102G · $209,500 · 1 bd / 1 ba · pending · listed Jul 29, 2026 · listed by My Realty Services Inc
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.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: July 31, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| 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:
Common questions about Promenade at Kendale Lakes
Where is Promenade at Kendale Lakes?
Promenade at Kendale Lakes is a community in Miami, Miami-Dade County, Florida, ZIP 33186.
Are there homes for sale in Promenade at Kendale Lakes right now?
Yes — 0 active and 1 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Promenade at Kendale Lakes have an HOA or CDD?
No HOA is on record for Promenade at Kendale Lakes 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.
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