Ver listado
Search

Downsizing in Pinecrest and East Kendall: Monthly Market Report for Sellers

Last updated: September 20, 2026. Closed-sale figures cover August 2026, the latest full month. Active-listing counts are as of September 19, 2026. This report is refreshed on the first business day of every month. Prepared by Ana Maria Alvarez-Pol, Broker and Owner, Pol Realty, Inc., Miami. Data sources and method.

This is a plain-language market report for homeowners in Pinecrest and East Kendall who are thinking about selling a large family home and moving to something smaller. It reports single-family houses separately from condos and townhomes, gives every number an “as of” date, and ends with what the numbers mean if you are the one selling.

$2.93M
Pinecrest median sale price, houses, Aug 2026
48
Pinecrest median days on market, houses
37.6%
Pinecrest active houses with a price cut
$1.30M
Kendall median sale price, houses, Aug 2026

Pinecrest single-family houses, August 2026

Metric Current reading Comparison
Median sale price (closed sales) $2,926,250 (22 sales) $2,419,000 in August 2025
Closed sales in the month 22 16 in August 2025
Median days on market 48 Recorded cumulative DOM on active listings: median 93 days
Sale-to-list ratio (median percent of list price received) 95% Buyers are negotiating roughly 5% off list on the typical closed sale
Months of inventory 4.8 Near balanced; under 4 favors sellers, over 6 favors buyers
Active listings 106 houses Median asking price $5,972,500, well above the sold median
Under contract 21 14 closed September 1 to 19, 2026
Share of active houses with a price reduction 37.6% (41 of 109) Higher than the 33.9% median across nine peer luxury cities; the $2M to $5M band shows the highest cut rate at 42.5%
Year-to-date closed sales (Jan 1 to Aug 31) 135 110 a year earlier
Year-to-date median sale price $2,700,000 135 sales

Pinecrest condos and townhomes: 15 active, 2 closed in August 2026, 24 closed year to date at a $255,000 median. With so few sales a monthly median would mislead, so it is not reported.

Kendall single-family houses, August 2026

The figures below cover Kendall as a whole (unincorporated Miami-Dade, Miami mailing addresses). East Kendall, east of the Palmetto Expressway and closer to Dadeland and Pinecrest, generally sells at higher price points than west Kendall, so treat these as a floor rather than a ceiling for East Kendall homes. An East Kendall-only breakout from the MIAMI MLS will be added with the October update.

Metric Current reading Comparison
Median sale price (closed sales) $1,300,000 (37 sales) Year-to-date median $1,100,000 (223 sales)
Closed sales in the month 37 26 in August 2025
Median days on market 23 Roughly half of Pinecrest’s 48
Sale-to-list ratio 95% Same negotiating gap as Pinecrest
Months of inventory 2.3 A seller’s market by the usual definition
Active listings 85 houses Median asking price $1,599,999; median $602 per sq ft asking
Under contract 32
Year-to-date closed sales (Jan 1 to Aug 31) 223 207 a year earlier

Kendall condos and townhomes (relevant if you are considering one as your next home): 193 active, 33 closed in August 2026 at a $372,000 median, 54 median days on market, 5.8 months of inventory.

What this means if you are selling a 3,000+ sq ft home to downsize

Pinecrest is a working market, not a hot one. Twenty-two houses closed in August, more than a year ago, and the median price is up. But 37.6% of the houses for sale today have already cut their price, the typical sale closes at 95% of list, and there are 4.8 months of supply. That combination means the buyers are there, but they are not rewarding aspirational pricing. A large family home that launches at a number justified by closed comparables sells in roughly seven weeks; one that launches at the asking-price median ($5.97M, more than double the sold median) tends to sit, cut, and then sell for less than it would have.

East Kendall is faster and tighter: 2.3 months of supply and 23 median days on market. If your home is in East Kendall, timing matters less than preparation, because a well-presented house will draw offers quickly and you need your next move lined up before you list.

For downsizers the practical read is this: your buyer pool is families moving up, they compare your home against the 106 (Pinecrest) or 85 (Kendall) houses already listed, and the winning listings are the ones priced from the last 60 to 90 days of closed sales rather than from neighbors’ asking prices. Because the typical closed sale gives up about 5% in negotiation, the launch price should already assume that gap. Plan for two months on market in Pinecrest and one in East Kendall, then add 30 to 45 days to close.

The move-down side is favorable right now. Condo and townhome inventory in Kendall sits at 5.8 months, which gives a downsizing buyer leverage that single-family sellers do not have. Selling into a balanced market and buying into an oversupplied one is the sequence you want.

Save Our Homes portability for downsizers

If your Pinecrest or East Kendall home has been your Florida homestead for many years, its assessed value is probably far below its market value because of the Save Our Homes cap. That gap is worth money when you move, and most sellers underestimate it.

  • What transfers: the difference between your current home’s market (just) value and its assessed value, up to $500,000, can be moved to your next Florida homestead. The Miami-Dade Property Appraiser calls this the Homestead Assessment Difference; portability has been available since 2008 and works anywhere in Florida.
  • Downsizing math: when your new home has a lower market value than the one you sold, the benefit is prorated in proportion to the two values rather than transferred dollar for dollar. Your new assessed value still starts well below market, which lowers your tax bill every year going forward.
  • Deadlines: you must establish the new homestead within three tax years of leaving the old one, and the portability application (Form DR-501T) is filed with the homestead application by March 1 of the year after you move. Miami-Dade accepts it online, by email, by appointment, or in person at the Stephen P. Clark Center or the South Dade Government Center.
  • What to do before listing: look up your current just value and assessed value on the Property Appraiser’s site, note the difference, and share it with your tax adviser. It changes the real cost of the next home and it is often the deciding factor between buying and renting after the sale.

This is general information from the Miami-Dade Property Appraiser’s published rules, not tax advice. Confirm your own numbers with the Property Appraiser (305-375-4712) or a tax professional.

Questions we hear most

Is now a good time to sell in Pinecrest?

As of September 2026, yes for sellers who price from closed comparables and have their next home planned. Sales volume and median price are both above August 2025, but 37.6% of active listings have cut price and inventory is 4.8 months, so it is not a market that forgives overpricing.

Is now a good time to sell in East Kendall?

Yes. Kendall single-family inventory is 2.3 months and the median sale takes 23 days. The bigger risk for a downsizer here is selling before the next home is secured, so arrange a post-closing occupancy period or a flexible closing date in the contract.

How long will it take?

Median days on market in August 2026: 48 in Pinecrest, 23 in Kendall. Add 30 to 45 days from contract to closing for a financed buyer, less for cash.

How much will I net?

It depends on your mortgage payoff, commission, closing costs, and any repairs or credits. The typical closed sale in both areas is running about 95% of list price. Pol Realty prepares a written net sheet before you list so there are no surprises.

Where do Pinecrest and East Kendall downsizers move?

Most of our clients stay within a few miles: Dadeland and South Miami condos, Coral Gables townhomes, Palmetto Bay single-story homes, and Brickell for those who want walkable urban living. We also handle referrals elsewhere in Florida and out of state.

Want these numbers applied to your home?

A written pricing opinion from closed comparables, a net sheet, and a Save Our Homes estimate, within two business days. No automated estimate, no obligation.

Let’s chat!

Or email info@polrealty.com | polrealty.com

Data sources and method

Closed-sale prices, days on market, sale-to-list ratio, inventory, and active-listing counts in this September 2026 edition are drawn from BeachesMLS single-family and condo segments for the Village of Pinecrest (ZIP 33156) and the Kendall community of unincorporated Miami-Dade, retrieved September 19, 2026, as published by PBP Real Estate. Price-cut share is the proportion of active listings whose recorded asking price is below the original list price on that date. Beginning with the October 2026 edition, Pol Realty will report these same fields from the MIAMI Association of REALTORS Matrix MLS, with an East Kendall-only breakout, and will keep the prior month’s figures on this page for comparison. Portability rules are from the Miami-Dade Property Appraiser. Information is deemed reliable but not guaranteed and is not legal, tax, or financial advice.

Pol Realty, Inc. is a family-owned boutique brokerage founded in 2007 and based at 9825 SW 77th Place, Miami, FL 33156. Ana Maria Alvarez-Pol has been a licensed Florida real estate professional since 2005 and specializes in helping Pinecrest, East Kendall, and South Miami homeowners sell and downsize, in English and Spanish.

Dedicated to you. Committed to excellence.