South Kendall
Homes for Sale in Miami, FL
All 5,147 homes for sale in Miami, FL · median $525,000 · 89 homes for sale in 33156 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in South Kendall in Miami, FL, the most recent in August 2026. Across Miami as a whole, 1,547 homes closed in the last 12 months at a median of $550,000, 67 median days on market. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $9,680 ($8,960 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.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside SOUTH KENDALL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
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.
MIAMI REALTORS sales records identify 26 homes in SOUTH KENDALL that have changed hands since 2009, built between 1944 and 2023 (median 1993), with a median living area of about 2,540 sq ft and a typical 4-bedroom, 3-bath layout; 88% are single-family homes. 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 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
The market around South Kendall
South Kendall is too small for its own price trend, so here is the market around it.
In ZIP 33156, 242 homes are on the market and 17% are under contract — a slower corner of Miami.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33156 (Miami), 45 homes closed in the last 12 months at a median of $435K ($378/sq ft), with a median 70 days on market. Right now 63 active and 15 pending listings put supply at about 16.8 months — a soft market. See the live ZIP 33156 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not South Kendall specifically. Momentum Research analysis of MLS records.
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.
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.
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Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: August 5, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-11-10 |
| Historical depth | Closed-sale records back to 2026 (1 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 South Kendall
Development, infrastructure, retail, and school activity affecting South Kendall, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Development
Homestead lands aerospace tenants building on spaceport designation
AST SpaceMobile has expanded satellite manufacturing into Homestead, and Global Engine Stands signed a 10-year lease for 35,000 SF at the Park of Commerce. The park has about 500,000 SF of available industrial space and nearly 500,000 SF more recently approved. The mayor said other prospects have discussed bringing several hundred jobs.
What it may mean for the marketAerospace and aviation tenants add industrial employment options in South Dade and put more of the Park of Commerce's space into use. The project is about 10 miles southwest of South Kendall, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Parks & Amenities
Coral Gables extends Art Cinema lease and moves toward Aragon Avenue expansion
The commission extended the cinema operators' lease by five years, to September 2035, and directed staff to pursue West Construction at about $1.24M for the expansion. The project converts a storefront at 240 Aragon Ave. into a 92-seat theater with a lobby and cafe. The city had earlier provided $450,000.
What it may mean for the marketThe expansion adds a cultural and cafe destination to the Miracle Mile and Aragon Avenue area downtown. The project is about 12 miles northeast of South Kendall, elsewhere in Miami-Dade County.
Source: Miami Today - October 2026Schools
Nonprofit buys Lapis student housing near FIU in Sweetwater for $168.5M
The Affordable Housing Preservation Corp. bought the 21-story, 293-unit Lapis at 795 SW 110th Ave., financed with bonds issued through the Public Finance Authority. Once the bonds are repaid, FIU can take ownership at no cost, and net cash flow is planned to fund free housing scholarships for eligible students. The deal includes a payment in lieu of taxes agreement with Sweetwater.
What it may mean for the marketThe building adds a university-linked housing option with about 1,086 beds near the FIU campus, easing demand on nearby rental housing. The project is about 11 miles north of South Kendall, elsewhere in Miami-Dade County.
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 project is about 14 miles north of South Kendall, elsewhere in Miami-Dade County.
Source: Bisnow - October 2026Retail & Dining
Shops at Sunset Place nears demolition for mixed-use redevelopment
The plan calls for 1,513 residences in seven towers of 12 to 33 stories, a 287-room hotel, a 1,300-seat theater, 202,462 square feet of retail and 65,892 square feet of office. Demolition is now targeted for early 2027 and a first phase around 2029. Plans estimate about $149 million in infrastructure improvements.
What it may mean for the marketReplaces a largely vacant mall with housing, hotel and street-level retail near Dadeland and the South Dade Metrorail line. The project is about 8 miles northeast of South Kendall, elsewhere in Miami-Dade County.
Source: Miami Today - 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 9 miles northeast of South Kendall.
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 Northeast Florida.
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