2025 Q3 MIAMI REAL ESTATE MARKET UPDATE IN KENDALL: 33173, 33176 & 33186

Kendall Market Overview: 33173 & 33176

The 2025 Q3 Miami real estate market in Kendall is now available! What we are seeing in Kendall in 33173 and 33176 is that 30% of the transactions that took place in Q3 are cash sales. The median price in 33173 is $812,500 and it increased 8% year over year. In the neighboring zip code in Kendall of 33176 the median sales price is higher at $918,750 which is flat from last year how it only increased .1% year over year. What is interesting is that in 33173 properties are taking longer to sell with the average days of market at 54 days which is a 145% increase year over year and properties are selling at a discounted rate of 6.5%.

Meanwhile is 33176 neighboring Kendall zip code where the median price is higher the average days of market is 37 days yet the properties are selling at a bigger discount from asking price averaging a 10% discount from the asking price. This tells you that sellers are overpricing the homes in 33176 and buyers are okay putting in lower offers or they are negotiating alot more during inspection periods how they are selling at a deeper discount yet quicker by a month.

If you own a home in 33173 you’re going to want to price the property closer to market value as buyers are not willing to submit lower ball offers.

The great news for homeowners in Kendall in 33173 and 33176 is that per the 2025 Q3 Miami zip code reports Kendall homes are in a sellers market with both neighborhoods having less than 6 months of inventory. So if you own a home in either 33173 or 33176 and are considering selling a home then you want to list it now fall of 2025 or in the first quarter of 2026 before it becomes a buyer market. We have been helping homeowners in 33173 and 33176 in 2025 and one of the tips they can do to help their home stand out is fresh paint and white led lights as a minimal investment. Decluttering and letting us move items around to make the room look larger with less is more of a concept are the other items that have made an impact. In some of the properties the owners have taken advantage and done updates to the floors and kitchen as an investment to get even more money but the reality is leaving it as is in the current conditions that is not modern will still sell with the right strategy and team behind it so if you want to know what is working to sell homes in 33173 and 33176 then contact The Opes Group today for a complimentary consultation.

2025 Q3 Kendall Real Estate Market Update — The Hottest Miami Neighborhood is 33186!!!

The hottest neighborhood in 2025 in Miami is the Kendall neighborhood of 33186 with less than 4 months of inventory. Per the 2025 Q3 zip code analysis done by the Miami Association of Realtors the ONLY neighborhood with under 4 months of inventory is Kendall with the neighborhoods of Kendall Lakes, The Hammocks, The Crossings and Three Lakes. In 33186 there were a total of 90 homes that sold in the 2025 third quarter with 86% of the homes selling with financing. With only 13 houses that sold in cash during this time this means a homeowner in 33186 needs to price their home and be vigilant on the sales taking place in their neighborhood as most these contracts are contingent on financing and appraisals. The appraisals are going to go by the most recent sales from the last 3 months to 6 months and if they can’t find much then up to a year. The median sales price in Kendall in 33186 is $650,000 and ironically the median sales price has come down 3% from last year to this year which means lower priced homes are selling more than the higher priced ones in this neighborhood. How most of these buyers are financing and sensitive to the interest rate it makes sense they are capped on how much home they can buy. The average sales price in 33186 is $710,493 which increased by 2.2%. The single family homes in 33186 are selling at a 4.3% discount in price so a list price to sales price ratio of 95.7% from asking price. The average day on market is 51 days which is an increase of 59% more from last year to this year. What is very interesting is that in every single zip code in Miami Dade county the only neighborhoods that are the hottest in terms of a Sellers Market are Kendall neighborhoods in Kendall Lakes, The Hammocks, The Crossings, Three Lakes and those homes in Kendall in 33186. If you own a home in Kendall in these neighborhoods now is the time to sell at the highest value. You’re in the hottest real estate market in all of Miami Dade county. Most of the other zip codes are already going from a sellers market to a balanced market with some already in a buyers market. Throughout Miami dade county you’re seeing it is really neighborhood specific what is going on. If you own a home in Kendall I recommend meeting with The Opes Group to go over our real estate strategy on how we can help you get the most money for your Kendall home.

2025 Q3 Kendall Real Estate FAQ — The Hottest Neighborhood in Miami (33186)

1. What are the current real estate trends in Kendall, FL (33186)?

Kendall, specifically zip code 33186, is officially the hottest market in all of Miami-Dade County. According to the Miami Association of Realtors’ 2025 Q3 report, it’s the only neighborhood in the county with under 4 months of inventory, making it a strong seller’s market.

The area includes Kendall Lakes, The Hammocks, The Crossings, and Three Lakes, where demand continues to outpace supply even as the rest of Miami trends toward balance or buyer-favoring conditions. Nearby neighborhoods like Pinecrest and Palmetto Bay are showing different market dynamics.

2. How many homes sold this quarter and how are they being purchased?

In Q3 2025, 90 homes sold in 33186. Of those, 86 percent were financed and only 13 sales were cash.

That means most transactions are subject to appraisal and lender approval, so sellers must price realistically based on recent comparable sales from the last 3 to 6 months. Overpricing can risk appraisal shortfalls or delayed closings.

3. What is the median and average home price in Kendall right now?

The median sales price in 33186 is $650,000, a 3 percent decline year-over-year, showing that more mid-range homes are selling than high-end ones.

However, the average sales price rose 2.2 percent to $710,493, indicating that select higher-priced homes are still commanding strong values.

4. Are homes selling above or below asking price?

Homes in 33186 are selling at 95.7 percent of list price, meaning an average 4.3 percent discount from asking.

That’s still very tight for a seller’s market — buyers are negotiating slightly, but demand keeps prices firm.

5. How long does it take to sell a home in Kendall (33186)?

The average days on market in 33186 is 51 days, up 59 percent from last year.

This isn’t a slowdown — it reflects a market where homes still sell steadily, but buyers take a little more time due to financing conditions and rate sensitivity.

6. Is Kendall still a seller’s market?

Absolutely — Kendall is the hottest seller’s market in Miami-Dade County.

While most neighborhoods across Miami are shifting toward balanced or buyer markets, 33186 remains the outlier with under 4 months of inventory. If you’re considering selling, this is your peak moment to do so.

7. Why is 33186 performing better than other Miami zip codes?

Several factors:

• Affordability relative to central Miami
• Family-friendly communities like The Hammocks and The Crossings
• Strong school zones and suburban appeal
• Limited resale inventory, keeping competition high

Together, these make Kendall (33186) the most in-demand area for financed homebuyers in 2025.

8. Should I sell my home in Kendall now or wait?

Now is the time to sell.

Inventory levels under 4 months rarely last long. As other parts of Miami shift into balanced or buyer markets, Kendall homeowners are in a position to sell at or near peak value through early 2026.

9. How should sellers price their homes in Kendall?

Because most buyers are using financing, pricing according to recent comparable sales is critical.

Appraisers will use the past 3–6 months (and up to 12 months if data is limited) to determine value. A home priced strategically to match those comps will appraise cleanly and attract multiple offers.

10. What can The Opes Group do to help me sell in Kendall?

Our team specializes in 33186 and the surrounding Kendall neighborhoods. We offer:

• A custom pricing strategy based on appraisals and recent comps
• Staging and marketing tailored to family and finance-driven buyers
• Proven negotiation strategies to help you secure top market value

If you own a home in Kendall Lakes, The Hammocks, The Crossings, or Three Lakes, reach out to The Opes Group at Compass for your complimentary consultation — and learn how to capitalize on Miami’s hottest market while it lasts.