South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Kendall Con, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 17 active Kendall Con listings with a usable fee is $457, 53% below the Miami condo median of $981. 17 Kendall Con condominiums are listed for sale in Miami, and 3 more are under contract. 8 of 17 active listings have recorded current asking price below original (47.1%).
Over the twelve months October 2025 to September 2026, 15 Kendall Con condos closed at a median $236,000, a median 6% under their original asking price.
Key takeaways
Median listed association fee in Kendall Con: $457/mo across 17 active listings with a usable fee, 53% below the Miami condo median of $981.
15 Kendall Con condos closed October 2025 to September 2026 at a median $236,000, 94.3% of original asking price.
17 Kendall Con condos are for sale as of October 18, 2026 at a median asking price of $249,000; 8 of 17 show a current asking price below original (47.1%).
13.6 months of supply at the current sales pace (17 for sale against 1.3 sales a month).
Buildings here date from 1969 to 1986, so Florida milestone inspection rules apply.
Small sample: Kendall Con has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.
The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Median condo fee / month$457Miami condos $981; 17 listings state a fee
Condos sold: median price, 12 months$236K15 closings October–September 2026; $237 per sq ft
Median condo asking price$249K17 for sale; $243 per sq ft
Recorded below original asking47.1%8 of 17 active records; median reduction $8,500; separate median 3.4% among those 8
Months of supply13.617 for sale ÷ 1.3 sales a month
Built1969–1986buildings 30+ years old fall under Florida milestone inspection rules
For Kendall Con owners
Own a condo in Kendall Con? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Kendall Con condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Kendall Con already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Kendall Con, Miami has 17 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Kendall Con condo, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
37.5%Recorded below original
62.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
4,885 condos for sale in Miami. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.
For buyers and sellers: Sellers here are asking a median $249,000 while the last twelve months of sales closed at a median $236,000, 94.3% of the original asking price. That gap, plus 17 competing units and 13.6 months of supply at the current sales pace, is the pricing reality a Kendall Con seller starts from; the listed fee median of $457/mo among 17 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.
The story for media: "15 condominiums in Kendall Con, Miami, sold between October 2025 and September 2026 at a median price of $236,000, or 94.3% of their original asking price, while 17 remain for sale; the median listed monthly-equivalent association fee is $457 among 17 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Kendall Con, month by month
15 condo closings from October 2025 to September 2026, median $236,000; bars count sales, dots mark the monthly median where three or more closed
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
94.3%of original asking price, median condo sale95.6% of the final asking price
$237condo sold price per square footasking today $243
88recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
40%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,999 city closings, same window
Range $172,000 to $279,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.
Where the Kendall Con fee sits among Miami condos
Kendall Con median $457/mo against the Miami middle half ($601 to $1,540) and median ($981); 14.7% of Miami condo listings ask less.
Shaded band = 25th to 75th percentile of Miami condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Inside Kendall Con the middle half of fees runs $419 to $649 a month ($0.57 per square foot). Units that sold in the last twelve months carried a median fee of $521 at the time of listing.
What the Kendall Con fee includes, as entered by listing brokers
Common areas 81.2%
Water 62.5%
Sewer 43.8%
Pool 37.5%
Grounds 37.5%
Trash 31.2%
Structure maintenance 31.2%
Recreation facilities 25%
Building insurance 18.8%
Reserve fund 18.8%
Share of the 16 Kendall Con listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.
What condos are for sale in Kendall Con today
17 condos by size, with the median asking price of each group
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
15%of condos are under contract3 of 20 listings
$8,500median reduction among below-original recordsseparate median reduction 3.4%; both among 8 below-original records
80median recorded cumulative daysnonmissing MLS field; not a reconstructed history
4mention a special assessment4 of 17 listings (23.5%); 2 describe it as pending or buyer-paid
0state an age restriction (55+)0 of 17 listings (0%); confirm with the association
0mention a required membership0 of 17 listings (0%)
0mention a land or recreation lease0 of 17 listings (0%)
2mention a milestone inspection or recertification2 of 17 listings (11.8%)
Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.
Which Kendall Con enclaves, sections or towers have the most for sale?
Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.
Sub-community
Condos for sale
Under contract
Median fee / mo
Median asking
Recorded below original
Sold, 12 mo
Median sold
Built
Courtyards
10
3
$617
$254K
40%
9
$236K
1969
The Courts
7
0
$418
$245K
—
6
$243K
1986
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
What the recorded flags mean for a Kendall Con buyer
Special assessment mentioned, 4 of 17 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract. 2 of these listings describe the assessment as pending or carried by the buyer.
Milestone inspection or recertification mentioned, 2 of 17 listings
Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Listings in Kendall Con report a median year built of 1969. Ask for the Phase 1 inspection report, any Phase 2 report and the reserve study; they tell you whether repairs are identified and how they are funded.
Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.
What do buyers and sellers ask about Kendall Con?
What is the condo fee in Kendall Con, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 17 Kendall Con condominiums for sale that state a fee is $457; the middle half runs $419 to $649. That is 53% below the Miami condo median of $981. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
What did condos in Kendall Con sell for?
15 Kendall Con condominiums closed between October 1, 2025 and September 30, 2026 at a median $236,000 ($237 per square foot), ranging from $172,000 to $279,000. The median sale closed at 94.3% of the original asking price and 95.6% of the final asking price, after a median 88 cumulative days on market. 40% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.
How many Kendall Con condos are for sale, and are prices being cut?
17 Kendall Con condominiums are listed as of October 18, 2026, asking from $189,950 to $299,000, median $249,000; 3 more are under contract. 8 of 17 active records have current ListPrice below OriginalListPrice (47.1%). Among those 8 records, median reduction is $8,500 and 3.4%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 80 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 13.6 months; not a sale-time forecast.
Which Kendall Con enclaves or buildings have the most for sale?
Kendall Con listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today Courtyards (10 for sale, median fee $617, 9 sold at a median $236,000); The Courts (7 for sale, median fee $418, 6 sold at a median $242,500). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Kendall Con have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 17 Kendall Con listings for sale, 4 mention a special assessment in the public remarks (2 describe one as pending or carried by the buyer); 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this Kendall Con report built and how often is it updated?
Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Miami whose subdivision field names Kendall Con or one of its enclaves, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Kendall Con is a small sample (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
Method: listings whose MLS subdivision field maps to Kendall Con after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Miami, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.
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