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South Florida HOA Fee Index · community report · as of October 18, 2026 · Miami, Miami-Dade County

Kendale Lakes, Miami: HOA fees, what sold, and what is for sale today

As of October 18, 2026, 3 Kendale Lakes townhouses and villas are listed for sale in Miami, and 1 more are under contract. 0 of 3 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 13 Kendale Lakes townhouses and villas closed at a median $435,000, a median 3% under their original asking price.

Key takeaways

  • Fewer than five Kendale Lakes listings state a fee today; the Miami townhouse and villa median is $188/mo.
  • 13 Kendale Lakes townhouses and villas closed October 2025 to September 2026 at a median $435,000, 96.6% of original asking price.
  • 3 Kendale Lakes townhouses and villas are for sale as of October 18, 2026; 0 of 3 show a current asking price below original.
  • 2.8 months of supply at the current sales pace (3 for sale against 1.1 sales a month).

Small sample: Kendale Lakes has fewer than 20 townhouses and villas 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.

Townhouses and villas sold: median price, 12 months$435K13 closings October–September 2026; $348 per sq ft
For sale31 under contract
Recorded below original asking0 of 3current asking versus original among active listings; not price history
Months of supply2.83 for sale ÷ 1.1 sales a month
Built1972–1997median year built across listings

For Kendale Lakes owners

Own a townhouse or villa in Kendale Lakes? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Kendale Lakes townhouses and villas 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 Kendale Lakes already accounted for.

40.1% of active townhouse and villa listings in Miami have a recorded asking price below their original list price.

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 Kendale Lakes townhouse or villa, 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.

40.1%Recorded below original
59.9%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
377 townhouses and villas 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.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Kendale Lakes? Email me when a new Kendale Lakes home lists, or browse every home for sale.

For buyers and sellers: With 3 homes for sale, compare current competition on price and condition.

The story for media: "13 townhouses and villas in Kendale Lakes, Miami, sold between October 2025 and September 2026 at a median price of $435,000, or 96.6% of their original asking price, while 3 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What townhouses and villas actually sold in Kendale Lakes, month by month

13 townhouse and villa closings from October 2025 to September 2026, median $435,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 1 closedOct1Nov: 1 closedNov1Dec: 1 closedDec1Jan: 0 closedJanFeb: 1 closedFeb1Mar: 1 closedMar1Apr: 3 closed, median $395,000Apr3May: 0 closedMayJun: 2 closedJun2Jul: 2 closedJul2Aug: 0 closedAugSep: 1 closedSep1Apr median $395,000October 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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.

96.6%of original asking price, median townhouse or villa sale97.5% of the final asking price
$348townhouse and villa sold price per square footmedian of closed sales
44recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
23.1%cash salesas recorded in the MLS buyer-financing field
96.5%Miami townhouses and villas, sold to original asking845 city closings, same window

Range $350,000 to $499,000. 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 home's value.

Where the Kendale Lakes fee sits among Miami townhouses and villas

Fewer than five Kendale Lakes listings state a fee today, so no fee position is drawn. The Miami townhouse and villa median is $188/mo; the middle half runs $135 to $292.

What townhouses and villas are for sale in Kendale Lakes today

3 townhouses and villas by size
2 bed1 for sale3 bed2 for sale

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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.

1homes under contract1 of 4 listings
0townhouses and villas recorded below original askingof 3 active listings

See every Kendale Lakes listing with photos, fees and days on market, or get an email when a new Kendale Lakes home lists.

0mention a special assessment0 of 3 listings
0state an age restriction (55+)0 of 3 listings; confirm with the association
0mention a required membership0 of 3 listings
0mention a land or recreation lease0 of 3 listings
HOARecorded legal indicates lot/plat/PUD; does not verify an HOAper the tax legal description in 16 of 16 MLS records; 14 townhouse and 2 villa listings

Counts of the townhouse and villa 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.

What do buyers and sellers ask about Kendale Lakes?

What is the HOA fee in Kendale Lakes, Miami?

Fewer than five Kendale Lakes listings state a fee today, so no fee median is shown. The Miami townhouse and villa median is $188 a month. 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 townhouses and villas in Kendale Lakes sell for?

13 Kendale Lakes townhouses and villas closed between October 1, 2025 and September 30, 2026 at a median $435,000 ($348 per square foot), ranging from $350,000 to $499,000. The median sale closed at 96.6% of the original asking price and 97.5% of the final asking price, after a median 44 cumulative days on market. 23.1% 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 Kendale Lakes townhouses and villas are for sale, and are prices being cut?

3 Kendale Lakes townhouses and villas are listed as of October 18, 2026; 1 more are under contract. 0 of 3 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. At the last twelve months' sales pace the inventory ratio is 2.8 months; not a sale-time forecast.

Does Kendale Lakes have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 3 Kendale Lakes listings for sale, 0 mention a special assessment in the public remarks; 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 Kendale Lakes report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract townhouse and villa listings in Miami whose subdivision field names Kendale Lakes, 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. Kendale Lakes 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.

Download the Kendale Lakes, Miami fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby Miami communities to compare with Kendale Lakes

Straight-line distance from Kendale Lakes; median monthly fee and units on the market from the same daily snapshot.

More live Miami data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days40.2%852 of 2,120 active Miami houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 71 days, n=2,119 nonmissing.See Miami price cuts →Condo association fees$981/momedian fee in 4,658 retained Miami condominium listings after exclusions and percentile trimmingAs of October 18, 2026. p25–p75: $601–$1,540.See Miami condo fees →Rentals: annual and season$3,000/momedian asking rent across 6,049 Miami lease listings25% are offered furnished; season runs November into late April or early MaySee Miami rentals →Miami market report7,005houses and condominiums for sale in Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami market →

Own a home or condo in Miami? What is my home worth in Miami? Current sale prices, houses and condos separate · Selling a house in Miami: what it takes and what mispricing costs

Method: listings whose MLS subdivision field maps to Kendale Lakes after normalization (section and phase records merged; master community plus its neighborhoods), townhouses and villas whose tax legal description does not record a condominium (those that do are reported in the Condo Fee Index), 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.

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.

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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