Promenade Shores at Doral
Condos for Sale in Doral, FL
All 358 homes for sale in Doral, FL · median $475,000 · 275 condos for sale in Doral · 332 homes for sale in 33178 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of November 2026, Promenade Shores at Doral in Doral, FL has 7 homes for sale and 1 pending, asking from $365,000 to $399,900 (median $395,000). Homes listed or recently sold were built 2006–2006; 8 of 8 report an HOA (median $640/mo).
Last 30 days in Promenade Shores at Doral: 4 new listings (median asking $395,500), 1 under contract right now. As of November 11, 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.
Homes For Sale Right Now in Promenade Shores at Doral
Live MLS inventory for Promenade Shores at Doral. 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 · 31 daysTop listing
Active · 0 days
Active · 1 days
Active · 2 days
Active · 7 days
Active · 78 days
Active · 61 daysActive and pending Promenade Shores at Doral listings as of 2026-11-11, 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 2026 through 2026. Tap any home to ask about it.
Promenade Shores at Doral is trading at a median of $365,000, working out to roughly $277.78 per square foot. Pricing has held flat year over year, which tells you this is not a market in the middle of a run — it's a community where value has settled into a stable band rather than climbing or slipping. With only five closings in the current window, treat that median as directional rather than a precise ceiling or floor; a single higher- or lower-priced sale can move the number more than it would in a deeper market.
A median days-on-market of 25 and a heat score of 34 point to a measured pace — homes here aren't sitting, but they aren't drawing multiple offers in a weekend either. For a buyer, that's room to negotiate on terms and inspection items without racing a bidding war. For a seller, it means pricing at or near the recent comparable data matters more than testing the market with a stretch number, since the small sales volume gives buyers' agents little cover to justify a premium.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Promenade Shores at Doral is a lower-volume corner of the Doral market, where a handful of recent sales set the tone rather than a steady stream of closings — useful to know before anchoring too hard to any single comparable.
MIAMI REALTORS sales records identify 47 homes in PROMENADE SHORES AT DORAL that have changed hands since 2008, built between 2006 and 2008 (median 2006), with a median living area of about 1,385 sq ft and a typical 3-bedroom, 2.5-bath layout; 98% 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.
The setting & the homes.
Aerial and on-site photos of Promenade Shores at Doral. Swipe to explore the community.
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Promenade Shores at DoralPhotos from MIAMI MLS listings in Promenade Shores at Doral; content deemed reliable but not guaranteed.
Who Promenade Shores at Doral is best for.
Best for
- A buyer targeting a purchase near the $365,000 median who wants room to negotiate rather than compete
- A seller with a well-maintained home who can price close to the recent per-square-foot comparable with confidence
- A buyer prioritizing home condition and layout over a community amenity package
Probably not for
- A buyer who wants a deep, active comparable set to lean on when structuring an offer
- A buyer specifically seeking a community with clubhouse, pool, or recreational amenities
- A seller expecting the recent flat pricing trend to translate into rapid appreciation
The market around Promenade Shores at Doral
Promenade Shores at Doral is too small for its own price trend, so here is the market around it.
In ZIP 33178, 336 homes are on the market and 18% are under contract — a slower corner of Doral.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33178 (Doral), 105 homes closed in the last 12 months at a median of $680K ($349/sq ft), with a median 83 days on market. Right now 118 active and 25 pending listings put supply at about 13.5 months — a soft market. See the live ZIP 33178 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Promenade Shores at Doral specifically. Momentum Research analysis of MLS records.
The Promenade Shores at Doral buying strategy.
If we were buying in Promenade Shores at Doral 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 Shores at Doral.
A thin but steady read on value
The current MLS data doesn't surface any listed community amenities for Promenade Shores at Doral, so whatever is drawing buyers here is coming from the homes and the location themselves rather than a clubhouse or amenity package. That puts more weight on condition, layout, and per-square-foot value when comparing this community to others nearby — the $277.78 median price per square foot is the number to hold competing listings against.
With five closings in the window, this is a market where every sale carries more statistical weight than it would in a higher-volume community. A 25-day median days-on-market and a heat score of 34 suggest homes are moving at a workable pace without urgency on either side. That combination — flat year-over-year pricing, moderate time on market, low transaction count — is the profile of a community in equilibrium, not one signaling a shift in either direction.
The location and the amenities are priced into every listing in Promenade Shores at Doral. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a handful of recent closings, the comparables that exist need to be read carefully — which sale reflects true market value and which is an outlier matters more here than in a high-volume neighborhood. We pull the full transaction history, not just the headline median, so pricing and offer strategy are built on the right data rather than a thin average.
Promenade Shores at Doral in 15 seconds.
Tools for a Promenade Shores at Doral buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Promenade Shores at Doral sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Promenade Shores at Doral, 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 Shores at Doral home worth?
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: November 11, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (2 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.
Recent Developments in Promenade Shores At
Development, infrastructure, retail, and school activity affecting Promenade Shores At, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 10 miles southeast of Promenade Shores At.
Source: Bisnow - October 2026Infrastructure
Ross and Soffer drop plans for Miami International Airport hotel after FAA rejection
The developers abandoned a 451-room Westin-branded hotel on a 1.8-acre airport site after the FAA said the design created a radar blind spot, and a shorter redesign was also rejected. The county plans to end the 50-year ground lease within about a month and speed up a new request for proposals.
What it may mean for the marketA new proposal round could still bring the airport's first new hotel in over 60 years, but the timing of on-site lodging and jobs is now uncertain. The site is about 3 miles southeast of Promenade Shores At.
Source: Bisnow - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 8 miles southeast of Promenade Shores At.
Source: Miami Today - September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 9 miles northeast of Promenade Shores At.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 9 miles east of Promenade Shores At.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 4 miles east of Promenade Shores At.
Source: Miami Today
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in South Florida.
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