Wendan
Homes for Sale in Palmetto Bay, FL
All 15 homes for sale in Palmetto Bay, FL · median $315,000 · 70 homes for sale in 33157 · 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 Wendan Sub in Palmetto Bay, FL, the most recent in September 2026. Across Palmetto Bay as a whole, 25 homes closed in the last 12 months at a median of $1,250,000, 68 median days on market, with 9 homes for sale today. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $21,990 ($21,280 with the full homestead exemption).
Wendan Sub does not currently have enough active MLS data behind it to support hard pricing conclusions, and we are not going to manufacture a number to fill that gap. What we can say is that the absence of listing activity itself is informative: this is a small, low-turnover pocket of Miami-Dade rather than a high-volume subdivision with a constant flow of comparables.
For a buyer or seller, that means the usual playbook of leaning on median price trends and days-on-market patterns does not apply cleanly here. Pricing a home in Wendan Sub right now is more of a ground-up appraisal exercise, built off condition, lot, and direct comparables pulled from a wider radius, than a community-level trend line.
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 WENDAN SUB 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
Wendan Sub sits within Miami-Dade County, but current MLS activity is too thin to generate reliable community-level pricing or amenity data, which puts the emphasis on individual property diligence rather than neighborhood averages.
MIAMI REALTORS sales records identify 10 homes in WENDAN that have changed hands since 2006, built between 1974 and 2000 (median 1988), with a median living area of about 3,532 sq ft and a typical 4-bedroom, 3-bath layout; 100% 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 Wendan is best for.
Best for
- A buyer targeting a specific address in Wendan Sub who is prepared to price it off direct comparables rather than subdivision statistics
- A buyer who values a lower-turnover pocket of Miami-Dade over one with constant listing churn
- An investor or renovator comfortable doing property-level diligence without leaning on community trend data
Probably not for
- A buyer who wants to compare median price trends or days-on-market history before deciding
- A buyer relying on published community amenities to shape the decision
- A buyer who wants a fast, high-inventory search with many active comparables to choose from
The market around Wendan
Wendan is too small for its own price trend, so here is the market around it.
In ZIP 33157, 237 homes are on the market and 17% are under contract — a slower corner of Palmetto Bay.
Across Miami-Dade County, 14,507 homes are active and 2,241 pending (13% under contract).
In ZIP 33157 (Palmetto Bay), 121 homes closed in the last 12 months at a median of $656K ($386/sq ft), with a median 47 days on market. Right now 114 active and 31 pending listings put supply at about 11.3 months — a buyer's market. See the live ZIP 33157 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Wendan specifically. Momentum Research analysis of MLS records.
The Wendan buying strategy.
If we were buying in Wendan 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 Wendan.
Reading a market with thin data
There is no meaningful record of community amenities in current MLS listings for Wendan Sub, and no reliable price or timing statistics to report. That is not unusual for smaller subdivisions that see infrequent turnover, but it does change how a transaction here should be approached.
Instead of citing a median price or an average time on market, the honest move is to treat every Wendan Sub listing as its own case: verify lot size, verify condition, and price it against comparable sales pulled from surrounding areas rather than assuming the subdivision itself sets the tone.
The location and the amenities are priced into every listing in Wendan. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision with limited current MLS history, the value we add is not reciting community statistics that do not exist, it is doing the manual comparable work: pulling recent nearby sales, walking the property, and pricing it on its own merits rather than a neighborhood average that is not currently supportable.
Wendan in 15 seconds.
Tools for a Wendan 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 Wendan sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Wendan, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Wendan home worth?
Get a no-obligation home value based on real comparable sales in Wendan, 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 Wendan?
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: September 18, 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.
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See how WENDAN SUB fits the bigger picture — live prices, inventory, and Momentum Scores: