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The Kendale Lakes Center market
Market report · Neighbourhood · Jul 2026
The Kendale Lakes Center market, in numbers
Part of Miami — see the Miami report
Homes in Kendale Lakes Center typically sell in about 145 days, close around 6.4% under ask. With 25.8 months of inventory, it’s a buyer’s market.
Median sale price
$220k
↓ −17.8% MoM
3 sales closed in Jul 2026
Median rent
$2,050/mo
↓ −3.5% MoM
4 leases closed in Jul 2026
Time to sell
145 days
typical days on market
Days from listing to going under contract.
Negotiation room
6.4% under ask
typical closing vs asking price
How far below the asking price homes typically close.
Months of inventory
25.8 mo
buyer’s market
Low sampleActive listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.
Gross rental yield
11.2%
yearly rent ÷ sale price
A year of median rent as a share of the median sale price.
−58% vs Miami overallmedian sale price
Sells 47 days slower than Miamidays on market
HOA fees 0.57× the Miami averageper sqft, monthly
Your questions, answered
Straight answers from Kendale Lakes Center’s closed transactions.
What does a home here cost?
The median sale closed at $220k in Jul 2026. Typical sales ranged $211k–$234k.
What income do you need to buy here?
At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,006/mo including taxes and HOA — comfortable at a household income around $80k a year, using the 30% rule. Renting instead costs $2,050/mo.
Is now a good time to buy?
25.8 months of inventory points to a buyer’s market, and sellers are accepting about 6.4% under ask.
How fast do homes sell?
About 145 days from listing to contract in Jul 2026. The pace picks up toward April and slows around September.
How much room is there to negotiate?
Closings typically land 6.4% under asking price, and 58% of active listings have already reduced their price (median cut 4.1%).
When is the best time to list?
Closings peak in April and bottom out around September. Listing four to six weeks ahead of the peak historically gets the most eyes.
Is it a good rental investment?
A year of median rent ($2,050/mo) equals 11.2% of the median sale price, before fees and taxes. HOA fees run 0.57× the Miami average.
Buying vs renting
Price-to-rent ratio is 8.9 — buying typically starts to beat renting after roughly 3–4 years here.
To buy — median sale price
Sale price, $
$220k↓ −17.8% MoM
Jul 2026 — median $220k · 3 sales · 145 days on market
$100k
$200k
$300k
$400k
$500k
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
To rent — median monthly rent
Monthly rent, $
$2,050/mo↓ −3.5% MoM
Jul 2026 — median $2,050/mo · 4 leases · 54.5 days on market
$1,500
$2,000
$2,500
$3,000
$3,500
Aug ’25
Oct ’25
Dec ’25
Feb ’26
Apr ’26
Jun ’26
MedianTypical range (5th–95th percentile)3+ closingsUnder 3 (low sample)No closings (activity only)Tap or hover any month for its numbers.
What each size costs
Medians over the last 12 months.
Beds
To buy
To rent
Volume
1 bed
$190k
$1,844/mo
10 closed
2 beds
$262k
$2,151/mo
36 closed
3 beds
$327k
$2,770/mo
18 closed
What sells here
Sales mix and median price by property type, last 12 months.
Condo
$225k
79% of sales · 15 closed
Townhouse
$363k
21% of sales · 4 closed
Market depth
Supply and demand
Listings per month
Jul 2026 — 3 closed · 2 new · 43 active
0
20
40
60
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
ClosedActive (on market)New listings
Seasonality
Avg closings
Listings move fastest in April
0
1
2
3
J
F
M
A
M
J
J
A
S
O
N
D
Average closings by calendar month, drawn from at least two years of history.
Price-cut pressure
% of active listings
Jul 2026 — 58% of active listings cut · median cut 4.1%
0%
25%
50%
75%
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
3-month averageSingle month
HOA fees per sqft
$ per sqft, monthly
$0.48 per sqft · Jul 2026
$0.20
$0.40
$0.60
$0.80
$1.00
Aug ’24
Nov ’24
Feb ’25
May ’25
Aug ’25
Nov ’25
Feb ’26
May ’26
Median monthly HOA fee per square foot among closed sales.
How neighbourhoods compare across Miami
Median sale price, last 12 months. Tap a row to open its report.
Based on 115 closed transactions over the period shown · Updated Aug 9, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.