South Kendall
Homes for Sale in Miami, FL
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $1,452,500, $500 per square foot, a median 33 days on market, sellers accepting 92% of original asking. At the median price and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $25,550 ($24,840 with the full homestead exemption).
The number that matters most here is the small one: only 3 closings in this window. A median of $1,750,000 built on that few transactions tells you which few homes traded, not necessarily where the broader market sits. Treat it as a data point, not a forecast.
At roughly $494 per square foot, pricing in South Kendall is running well above typical Miami-Dade suburban benchmarks, and a median 47 days on market suggests these homes are not moving on impulse. Buyers are taking time to underwrite the price; sellers who price off recent comps without adjusting for condition and lot specifics risk sitting well past that 47-day mark.
The 60-Second Overview
South Kendall market snapshot (as of September 12, 2026): the median sale price is about $1.45M ($500 per sq ft over the trailing 12 months of closed sales), and a median 34 days on market for closed sales.
South Kendall's current MLS activity is thin, so the market read here leans on a handful of closings rather than a deep, seasoned data set — useful directional signal, but not a substitute for a property-specific comp pull.
Who South Kendall is best for.
Best for
- Buyers comfortable underwriting a purchase with limited recent comparable sales
- Buyers focused on price-per-square-foot value in an upper price bracket
- Sellers prepared for a marketing period in line with a 47-day median rather than an instant sale
Probably not for
- Buyers who need a large, recent comp set before making an offer
- Buyers working with a budget well below the segment's current median price point
- Sellers expecting a quick, low-negotiation close based on limited market data
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level MIAMI MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.45M) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (4 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 2012 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.
24% of homes for sale in ZIP 33156 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 (2026-09-12).
SOUTH KENDALL Market Scorecard
SOUTH KENDALL is currently a thin data market. Limited supply, a median asking price of n/a.
Typical home value in the 33156 ZIP is $1,543,591, about 129.7% 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 South Kendall
Live MLS inventory for South Kendall. 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 South Kendall listings as of 2026-08-05, 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 2012 through 2026. Tap any home to ask about it.
The South Kendall buying strategy.
If we were buying in South Kendall 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 South Kendall.
Reading a market with a small sample
Three closings is enough to establish that South Kendall trades at a premium price point and premium per-square-foot figure, but not enough to say whether that reflects the neighborhood broadly or a cluster of larger, more recently updated homes that happened to sell. The $494.07 median price per square foot is the more durable figure of the two if you're trying to gauge value on a specific listing.
A 47-day median days-on-market in a segment this price-heavy is not unusual — buyers at this level tend to negotiate on inspection findings, request more documentation, and move deliberately. Sellers should expect a longer runway to contract than in lower-priced segments, and should budget for a real marketing period rather than pricing for an instant sale.
The location and the amenities are priced into every listing in South Kendall. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with limited recent closings, the comps you pull and how you weight them matter more than usual. We build the case file property by property — condition, lot, finish level — rather than leaning on a thin median, and we price and negotiate accordingly whether you're buying or listing.
South Kendall 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 South Kendall 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 South Kendall sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Kendall, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your South Kendall home worth?
Get a no-obligation home value based on real comparable sales in South Kendall, 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 South Kendall on the map →
Frequently Asked Questions
What is the median home price in South Kendall?
How long do homes in South Kendall take to sell?
Who is the best real estate agent for South Kendall?
How do I find a top Miami real estate agent who knows South Kendall?
Can Momentum Realty connect me with an agent for South Kendall?
Should you buy in South Kendall?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near South Kendall with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: August 5, 2026) |
| Community market stats | MIAMI MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | MIAMI MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (22 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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