PROMENADE AT KENDALE LAKES
Homes for Sale in , FL

Miami-Dade County · ZIP 33186

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Talk to a PROMENADE AT KENDALE LAKES Expert

True comps, carrying-cost math, and listings before the portals.

Built fromLive miami data8 years of closingsUpdated twice daily

Live · PROMENADE AT KENDALE LAKES Housing Pulse miami + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)

Ownership and context

50%

Cash buyers · PROMENADE AT KENDALE LAKES

2 of 4 sales, 12 mo ending July 2020

The Area Market

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, 1 homes are on the market and 0% are under contract — a slower corner of .

Across Miami-Dade County, 60 homes are active and 15 pending (20% under contract).

Homes here are condominium.

ZIP and county figures describe the wider market, not PROMENADE AT KENDALE LAKES specifically. Momentum Research analysis of MLS records.

The Strategy

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.

“

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.

Jon Brooks · Founder, Momentum Realty

HOA, CDD & Fees

In short

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.

Run Your Numbers

Tools for a PROMENADE AT KENDALE LAKES buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxMiami-Dade County millage and the homestead picture.Rent vs buyThe breakeven on owning in PROMENADE AT KENDALE LAKES.Save Our HomesProject your homestead tax cap over time.

The takeaway

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.

Selling in PROMENADE AT KENDALE LAKES

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.

See homes for sale in PROMENADE AT KENDALE LAKES on the map →

Real comps, not an automated estimate.

Frequently Asked Questions

Do cash buyers compete in PROMENADE AT KENDALE LAKES?

Cash buyers took 50% of PROMENADE AT KENDALE LAKES sales in the 12 months ending July 2020 (2 of 4 closings, miami).

Who is the best real estate agent for PROMENADE AT KENDALE LAKES?

The best agent for PROMENADE AT KENDALE LAKES is one who actively works and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for PROMENADE AT KENDALE LAKES.

How do I find a top real estate agent who knows PROMENADE AT KENDALE LAKES?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows PROMENADE AT KENDALE LAKES and the wider area.

Can Momentum Realty connect me with an agent for PROMENADE AT KENDALE LAKES?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your PROMENADE AT KENDALE LAKES purchase or sale - no call center and no pressure.

Data sources & freshness

Under-contract shares	miami records, as of 2026-07-18
Historical depth	Closed-sale records back to 2018 (7 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 →

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