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 THIS ARTICLE
- 2025 Q3 Miami Real Estate Market highlights Kendall 33186 as the hottest neighborhood in Miami-Dade.
- 33186 includes Kendall Lakes, The Hammocks, The Crossings, and Three Lakes — all in strong seller’s-market conditions.
- Only 4 months of inventory in 33186 — the lowest in the county.
- 90 homes sold in Q3 2025; 86% financed, 14% cash.
- Median price: $650,000 (-3% YoY) | Average price: $710,493 (+2.2%).
- Homes selling ≈ 95.7% of list price (4.3% discount on average).
- Average days on market: 51 (+59% YoY).
- Buyers mostly financed, so appraisals and pricing accuracy are critical.
- Lower-priced homes moving faster due to rate sensitivity and affordability.
- Kendall 33186 remains the only Miami area still firmly in a seller’s market.
- Homeowners in Kendall Lakes, The Hammocks, The Crossings & Three Lakes have a prime opportunity to sell before market balance returns in 2026.
- Strategic pricing based on recent comps helps avoid appraisal issues and maximizes offers.
- The Opes Group specializes in Kendall real estate and helps homeowners navigate the 2025 market with data-driven strategies.
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, making 33186 stand out even more.
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 homeowners. We’ll review your home’s current value, buyer demand, and the updates that deliver the best ROI in today’s market. Contact us today to get started.
🏆 Why Sellers Choose The Opes Group at Compass
When it comes to selling in Kendall, experience and reputation matter. The Opes Group is consistently ranked among:
- Top 1.5% of real-estate professionals nationwide
- Leaders in South Florida luxury and residential sales
- Compass-certified marketing specialists with hundreds of successful closings
Backed by Compass’s industry-leading technology and national reach, our listings get the exposure they deserve — and our sellers get the results they expect.
📞 Ready to Sell Your Kendall Home?
If you’re wondering what your home is worth or whether now is the right time to sell, let’s talk. The Opes Group offers complimentary home valuations and custom pre-listing strategies designed to help you sell faster and for more money.
📍 Serving Kendall • Miami • Pinecrest • Palmetto Bay
🏆 Ready to Sell? Partner with The Opes Group at Compass
Whether you’re preparing to list your home or just exploring your options, The Opes Group is your trusted partner in achieving exceptional results.
✅ Top 1.5% of real estate professionals nationwide
✅ Hundreds of successful sales across Miami-Dade, Broward & Palm Beach
✅ Proven marketing strategies that attract qualified buyers fast
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📞 Let’s talk about your home’s potential. Contact The Opes Group at Compass today for a complimentary home valuation and personalized pre-listing strategy.
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