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East Kendall Sellers Ask 2.2x More East of 97th Ave. Do They Get It?

Market snapshot, October 2026. Closed sales cover Aug 6 to Sep 29, 2026. Active listings are as of Oct 2, 2026. Source: Miami MLS, East Kendall. Data and method.

East of SW 97th Avenue, East Kendall sellers are asking 2.2 times what their neighbors to the west ask. But the closed sales tell a different story: only 14 percent apart. We broke down 29 recent sales and 51 active listings to show where homes actually sell, where they sit, and how to price yours right.

East Kendall at a glance

Average of 29 closed sales, Aug 6 to Sep 29, 2026

$1.82M
Average sale price
Median $1.80M
$535
Price per sq ft
Median $518, 27 sales
58
Days on market
Median 40 days
94.2%
Sale to list price
Median 95.0%

The SW 97th Avenue divide

Asking prices split sharply at SW 97th Avenue. Closing prices do not.

West side
Average asking price
25 active listings
$1.48M
Average closing price
12 closed sales
$1.69M
Closed price per sq ft
$545
East side
Average asking price
26 active listings
$3.29M
Average closing price
17 closed sales
$1.92M
Closed price per sq ft
$528

Asking prices average 2.2 times higher on the east side. Closing prices average only 14 percent higher. Per square foot, west side closings averaged $545 and east side closings $528.

Where homes sell and where they wait

Closed sales versus active listings, by price range

Closed salesActive listings
Under
$1M
$1M to
$1.5M
$1.5M to
$2M
$2M to
$2.5M
$2.5M to
$3M
$3M
and up
Price range Closed Active
Under $1M 6 6
$1M to $1.5M 4 11
$1.5M to $2M 8 14
$2M to $2.5M 6 2
$2.5M to $3M 3 5
$3M and up 2 13

What it means for you

1

Asking doubles. Closing doesn’t.

East of SW 97th Avenue, active listings average $3.29M against $1.48M to the west. Closed sales average $1.92M east and $1.69M west, only 14 percent apart.

Sellers: price to closings, not to your neighbor’s asking price. Buyers: judge east side value by what actually sold.

2

The $2M to $3M range moves.

9 homes closed between $2M and $3M, against 7 active listings in that range. Above $3M, 13 listings are active and only 2 closed.

Sellers: homes priced from $2M to $3M are finding buyers. Above $3M, expect more competition for fewer buyers. Buyers: above $3M you have the most choice.

3

Fall supply is arriving.

Of today’s 51 active listings, 22 hit the market since Sept 1, compared with only 4 in August. 18 of 50 active listings (36%) have already cut their price, and closed sales averaged 94.2% of list price.

Sellers: a growing field means the first price matters. Buyers: more choice every week, and room to negotiate.

Want these numbers applied to your home?

Tell us your address or the home you are watching, and we will show you what the closings say it is worth.

Or email info@polrealty.com

Data and method

Source: Miami MLS, East Kendall area. Sold figures use the 29 closed sales with closing dates from Aug 6 to Sep 29, 2026. Asking figures use the 51 active listings as of Oct 2, 2026. The east and west sides are divided at SW 97th Avenue, inferred from property street addresses. Price per square foot is calculated from sale price and living area where square footage was reported (27 sales). Sample sizes are small (17 east side and 12 west side closed sales), so treat side by side averages as directional. One listing with an apparent data entry error in its original price was excluded from the price cut count. Information is deemed reliable but not guaranteed and is not legal, tax, or financial advice.

Dedicated to you. Committed to excellence.

Equal Housing Opportunity | Pol Realty, Inc. | info@polrealty.com