The Kendale Lakes West market

Market report · Neighbourhood · Aug 2026

The Kendale Lakes West market, in numbers

Homes in Kendale Lakes West typically sell in about 127.5 days, close around 4.6% under ask, prices are down 31.4% on a year ago. With 20.9 months of inventory, it’s a buyer’s market.

Median sale price

$262k

↓ −18.6% MoM↓ −31.4% YoY

4 sales closed in Aug 2026

Median rent

$2,200/mo

↑ +6.0% MoM↓ −1.1% YoY

18 leases closed in Aug 2026

Time to sell

127.5 days

typical days on market

Days from listing to going under contract.

Negotiation room

4.6% under ask

typical closing vs asking price

How far below the asking price homes typically close.

Months of inventory

20.9 mo

buyer’s market

Active listings divided by the monthly sales pace. Under 4 months favors sellers; over 6 favors buyers.

Gross rental yield

10.1%

yearly rent ÷ sale price

A year of median rent as a share of the median sale price.

−28% vs Miami overallmedian sale price

Sells 29 days slower than Miamidays on market

HOA fees 0.52× the Miami averageper sqft, monthly

Your questions, answered

Straight answers from Kendale Lakes West’s closed transactions.

What does a home here cost?

The median sale closed at $262k in Aug 2026, down 31.4% on a year ago. Typical sales ranged $221k–$293k.

What income do you need to buy here?

At a 6.5% 30-year mortgage with 20% down, the median home runs about $2,111/mo including taxes and HOA — comfortable at a household income around $84k a year, using the 30% rule. Renting instead costs $2,200/mo.

Is now a good time to buy?

20.9 months of inventory points to a buyer’s market, and sellers are accepting about 4.6% under ask. Prices have eased over the past year, which favors patient buyers.

How fast do homes sell?

About 127.5 days from listing to contract in Aug 2026. The pace picks up toward July and slows around April.

How much room is there to negotiate?

Closings typically land 4.6% under asking price, and 39% of active listings have already reduced their price (median cut 3.9%).

When is the best time to list?

Closings peak in July and bottom out around April. 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 ($2,200/mo) equals 10.1% of the median sale price, before fees and taxes. HOA fees run 0.52× the Miami average.

Buying vs renting

Price-to-rent ratio is 9.9 — buying typically starts to beat renting after roughly 3–4 years here.

To buy — median sale price

Sale price, $

$262k↓ −18.6% MoM↓ −31.4% YoY

Aug 2026 — median $262k · 4 sales · 127.5 days on market

$200k

$400k

$600k

$800k

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’26

To rent — median monthly rent

Monthly rent, $

$2,200/mo↑ +6.0% MoM↓ −1.1% YoY

Aug 2026 — median $2,200/mo · 18 leases · 51 days on market

$1,500

$2,000

$2,500

$3,000

Sep ’25

Nov ’25

Jan ’26

Mar ’26

May ’26

Jul ’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

$207k

$1,809/mo

40 closed

2 beds

$265k

$2,136/mo

233 closed

3 beds

$397k

$2,631/mo

77 closed

What sells here

Sales mix and median price by property type, last 12 months.

Condo

$256k

70% of sales · 59 closed

House

$626k

6% of sales · 5 closed

Townhouse

$405k

24% of sales · 20 closed

Market depth

Supply and demand

Listings per month

Aug 2026 — 4 closed · 16 new · 160 active

100

150

200

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

ClosedActive (on market)New listings

Seasonality

Avg closings

Listings move fastest in July

Average closings by calendar month, drawn from at least two years of history.

Price-cut pressure

% of active listings

Aug 2026 — 39% of active listings cut · median cut 3.9%

25%

50%

75%

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’26

3-month averageSingle month

HOA fees per sqft

$ per sqft, monthly

$0.41 per sqft · Aug 2026

$0.10

$0.20

$0.30

$0.40

$0.50

Sep ’24

Dec ’24

Mar ’25

Jun ’25

Sep ’25

Dec ’25

Mar ’26

Jun ’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.

College Groves

$9.03M↑ +192.1% YoY

Ponce-Davis

$7.71M↓ −82.5% YoY

Miami International Airport

$5.23M

Helms Country Estates

$4.17M

$2.96M↑ +112.2% YoY

$2.84M↑ +114.3% YoY

$2.66M↑ +8.0% YoY

$2.15M↑ +296.1% YoY

$2.11M

$2.06M↓ −37.3% YoY

$2.03M

$2.0M

$1.96M↑ +50.7% YoY

$1.74M↓ −95.6% YoY

$1.69M↓ −58.1% YoY

$1.65M

$1.54M↓ −5.9% YoY

$1.53M↓ −2.3% YoY

$1.41M↑ +126.2% YoY

$1.37M↓ −27.5% YoY

$1.24M

$1.15M↑ +52.7% YoY

$1.05M

$959k↑ +21.2% YoY

$958k

$950k

$943k↓ −9.3% YoY

$869k↑ +170.8% YoY

100 Hidden Bay Condominiums

$840k↓ −65.0% YoY

$804k↑ +75.3% YoY

$793k

$787k↑ +15.3% YoY

$782k↓ −16.6% YoY

$775k↑ +36.4% YoY

Allapattah Sunny Gardens

$775k

$773k

$759k↑ +4.2% YoY

$711k↓ −67.0% YoY

$700k↓ −33.3% YoY

$698k↓ −41.1% YoY

$667k↓ −6.8% YoY

55 Merrick Condominiums

$654k

Calusa

$651k↑ +61.7% YoY

Bayview Acres

$651k

Bird Lakes

$635k↑ +10.0% YoY

Grapeland Heights Estates

$629k

$619k↑ +2.0% YoY

$616k↓ −6.1% YoY

$610k↑ +36.7% YoY

$600k

$583k↑ +20.5% YoY

$577k↓ −18.7% YoY

$572k↓ −4.9% YoY

$569k↑ +26.4% YoY

$558k↑ +59.6% YoY

$546k↓ −18.6% YoY

$541k

$537k↓ −34.6% YoY

$534k↑ +3.2% YoY

$529k↑ +2.0% YoY

$519k

$519k

$519k↓ −31.8% YoY

$508k↓ −9.8% YoY

$505k↓ −18.4% YoY

$497k↓ −25.1% YoY

$493k

Westview Country Club

$492k↑ +5.7% YoY

$491k↓ −16.7% YoY

$482k↓ −7.9% YoY

$478k↑ +30.6% YoY

$477k↑ +51.4% YoY

$476k↑ +18.8% YoY

$473k↑ +0.0% YoY

$471k↑ +2.9% YoY

Mystic Pointe at Aventura

$471k↓ −8.7% YoY

$470k↑ +7.7% YoY

$470k↓ −15.5% YoY

$467k↑ +38.1% YoY

$463k↑ +23.3% YoY

$450k

$449k↓ −25.9% YoY

Biscayne Yacht and Country Club

$448k↑ +53.4% YoY

Gladeview

$448k↓ −1.1% YoY

North Shore Heights

$436k↓ −2.9% YoY

Winston Park

$411k↓ −13.9% YoY

University Inn Condominium

$410k

$409k

$405k↓ −11.0% YoY

$391k↓ −57.3% YoY

$369k↑ +186.4% YoY

$360k↓ −19.1% YoY

$358k↑ +50.8% YoY

$356k

$345k

$345k↓ −16.2% YoY

$338k↑ +20.6% YoY

$330k↓ −35.9% YoY

$328k↓ −23.3% YoY

100

International Gardens

$321k↑ +19.3% YoY

101

Parc Central Aventura

$316k

102

Riverside Manor

$310k

103

Aqua Vista Towhhomes

$307k

104

Highland Village

$303k

105

Kings Meadow

$302k↑ +8.0% YoY

106

Kendale Lakes West

$291k↓ −31.4% YoY

107

Heron of the Hammocks

$283k

108

California Club

$282k↓ −14.4% YoY

109

Ojus

$249k↓ −9.1% YoY

110

Andover Lakes

$249k

111

Kendale Lakes Center

$246k↓ −19.4% YoY

112

Bayview Palms Condominiums

$193k

113

Gateway House Condominium

$170k

114

Bayview Palms

$155k

115

Crestview Towers

$109k

Homes for sale in Kendale Lakes West →Rentals in Kendale Lakes West →

Based on 651 closed transactions over the period shown · Updated Sep 1, 2026 · Medians drawn from fewer than 3 closings are flagged as low sample.