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East Kendall Sellers Kept 95.3% of Ask, and Price Cuts Just Fell Ten Points

Pol Realty · Miami Neighborhood Market Report · September 1, 2026

East Kendall Sellers Kept 95.3% of Ask, and Price Cuts Just Fell Ten Points

Zip code 33176 is doing something unusual this quarter. Values are rising and buyers still have leverage. Both are true, and the reason matters if you are on either side of a deal.

East Kendall is the stretch of 33176 that runs from North Kendall Drive south toward The Falls. It is one of the few pockets of Miami-Dade where families buy for the schools, stay for twenty years, and build equity quietly while the coastal condo headlines take all the attention.

The numbers this quarter tell a more specific story than the usual summary. Here is what the data actually says.

$584,868
Median Sale Price
▲ 5.4% year over year
$471
Per Square Foot
▲ 20.9% year over year
95.3%
Sale to List Price
0.31 pt lower than last year

Same zip code. Same three months.

Homes are selling five days faster than a year ago

2026
  65 days
2025
  70 days

Median days on market, all home types, 33176. Three months ending June 2026 against the same period in 2025. Source: Redfin.

But sixteen fewer families closed in June

JUNE 2026
  117 sales
JUNE 2025
  133 sales

Closed sales in 33176, June of each year, a decline of 11.9%. Source: Redfin.

 
27.2%
of listings cut price,
down 10.2 points
 
6.1%
sold above
asking price
 
4.8 mo
county supply,
single family homes

What this means

If you are buying in 33176

You still have room to negotiate. The average home here closes about 4% below list and goes under contract in roughly 64 days, and only 6 out of every 100 sales cleared asking price. That is not a market where you write over ask and waive your inspection.

The caution is in the trend line. Price cuts dropped 10.2 points in a single year, which means sellers are arriving with sharper pricing and the deeply discounted listing is getting rarer. Homes Redfin flags as hot go pending in about 34 days. On the right house, hesitation is expensive.

If you are selling in 33176

Your equity position is strong. Median values rose 5.4% and price per square foot climbed 20.9%, which tells us the quality of what sold shifted upward as well. Countywide, single family inventory fell 22.8% year over year and months of supply sits at 4.8, firmly a seller's market by the standard six to nine month benchmark.

The discipline required is real. Sixty-five days is the median, so plan for a genuine marketing runway. Overpricing by 5% in this zip code does not buy a higher close, it buys a price reduction and a stale listing. The homes that win are priced correctly on day one.

Let's Chat!

A direct WhatsApp line to us. Ask what your East Kendall home would list for today, or what is quietly available before it reaches the portals.

Why people stay in East Kendall

Buyers do not pay $471 a square foot for a zip code. They pay for what sits inside a ten minute drive.

Schools

This is the reason most families land here. Vineland K-8 Center, Leewood K-8 Center, William H. Lehman Elementary, Kendale Elementary, and Gloria Floyd Elementary all carry a 9 out of 10 GreatSchools rating. Five nines inside a single zip code is uncommon anywhere in Miami-Dade.

Shopping and dining

The Falls at 8888 SW 136th Street is the anchor, a 55 acre open air center built around a million gallon waterscape, with roughly 100 shops including Apple, Macy's and lululemon, plus Regal Cinemas and a dining lineup running from True Food Kitchen and Bulla Gastrobar to Shake Shack and Los Ranchos. Dadeland Mall and Downtown Dadeland sit just north as a second option.

Green space and weekends

The Pinecrest Farmers Market runs every Sunday from 9am to 2pm at Pinecrest Gardens on Red Road, with about 60 vendors selling produce, flowers, local honey and prepared food. Zoo Miami and the Deering Estate are both a short drive, and the Miami Dade College Kendall campus at 11011 SW 104th Street spreads across 185 acres of trees and lakes that function as neighborhood green space.

Daily practicalities

Baptist Hospital of Miami sits on North Kendall Drive, which matters more than most buyers realize until it does. Be honest about the tradeoff: with a Walk Score of 35, East Kendall is a drive-first neighborhood. You get the lot size and the quiet, and you keep the car.

Data sources. Zip code 33176 figures from Redfin's 33176 housing market report, three months ending June 2026, retrieved September 1, 2026. Miami-Dade county inventory, months of supply and single family median price from MIAMI REALTORS + RWorld July 2026 statistics, released August 17, 2026. School ratings from GreatSchools via Redfin. Walk Score via Redfin. Figures reflect all home types unless otherwise noted. Information deemed reliable but not guaranteed.

Ana Maria and Nicolas Pol

Pol Realty · Boutique Luxury Real Estate · Miami

info@polrealty.com  ·  polrealty.com  ·  954.270.8759

Dedicated to you. Committed to excellence.

⌂ EQUAL HOUSING OPPORTUNITY · Pol Realty · Ana Maria Pol, Principal Broker & President. Not intended as a solicitation if your property is currently listed with another broker. Information deemed reliable but not guaranteed.

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