South Florida Condo Fee Index · development report · as of September 7, 2026 · Miami, Miami-Dade County
Kendall Con, Miami: condo fees, what sold, and what is for sale today
As of September 7, 2026, the typical Kendall Con condo listed for sale carries an association fee of $503 a month, 48% below the Miami condo median of $973. 17 units are for sale, 3 more are under contract, and 41.2% have cut their asking price. Over the twelve months September 2025 to August 2026, 10 Kendall Con condos closed at a median $243,000, a median 6% under their original asking price.
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$503Miami condos $973; 17 listings state a fee
Condos sold: median price, 12 months$243K10 closings September–August 2026; $249 per sq ft
Median condo asking price$250K17 for sale; $254 per sq ft
Have cut their price41.2%median cut $8,000 (2.9%)
Months of supply20.417 for sale ÷ 0.8 sales a month
Built1969–1986buildings 30+ years old fall under Florida milestone inspection rules
For buyers and sellers: Sellers here are asking a median $250,000 while the last twelve months of sales closed at a median $243,000, 94.4% of the original asking price. That gap, plus 17 competing units and 20.4 months of supply at the current sales pace, is the pricing reality a Kendall Con seller starts from; a buyer should budget $503/mo in fees on the typical unit and ask what a quote well under $419 leaves out.
The story for media: "10 condominiums in Kendall Con, Miami, sold between September 2025 and August 2026 at a median price of $243,000, or 94.4% of their original asking price, while 17 remain for sale with a median association fee of $503 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."
What condos actually sold in Kendall Con, month by month
10 condo closings from September 2025 to August 2026, median $243,000; 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
94.4%of original asking price, median condo sale97.5% of the final asking price
$249condo sold price per square footasking today $254
59days to sell, mediancumulative days on market of closed sales
40%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,910 city closings, same window
Range $199,000 to $279,000. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 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 $503/mo against the Miami middle half ($599 to $1,539) and median ($973); 19.2% 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
Inside Kendall Con the middle half of fees runs $419 to $740 a month ($0.57 per square foot). Units that sold in the last twelve months carried a median fee of $488 at the time of listing.
What the Kendall Con fee includes, as entered by listing brokers
Common areas 86.7%
Water 46.7%
Pool 33.3%
Sewer 33.3%
Grounds 33.3%
Structure maintenance 33.3%
Reserve fund 26.7%
Recreation facilities 26.7%
Trash 26.7%
Building insurance 20%
Share of the 15 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
15%of condos are under contract3 of 20 listings
$8,000median condo price cut2.9% off the original asking price
63median days on marketcumulative, relistings included
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%)
3mention a milestone inspection or recertification3 of 17 listings (17.6%)
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.
Kendall Con by enclave, section or tower
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
Cut price
Sold, 12 mo
Median sold
Built
Courtyards
10
2
$694
$254K
50%
6
$252K
1969
The Courts
7
1
$418
$250K
—
4
$225K
1986
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
36.7% of the condos for sale in Miami have already had to cut, a median $26,000, and buyers compare your fee against 17 other listings before they book a showing.
This page is built from every Miami listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.
No website estimate, no automated number: a comparative market analysis done by hand, within one business day.
36.7%Have already cutmedian cut $26,000 (5.7%)
63.3%Still at their first priceevery seller starts here; the first price decides who stays
4,625 condos for sale in Miami, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.
As of September 7, 2026, the median monthly-equivalent association fee across the 17 Kendall Con condominiums for sale that state a fee is $503; the middle half runs $419 to $740. That is 48% below the Miami condo median of $973. 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?
10 Kendall Con condominiums closed between September 1, 2025 and August 31, 2026 at a median $243,000 ($249 per square foot), ranging from $199,000 to $279,000. The median sale closed at 94.4% of the original asking price and 97.5% of the final asking price, after a median 59 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 September 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 for sale as of September 7, 2026, asking from $189,950 to $299,000 with a median of $250,000; 3 more are under contract. 41.2% of the active listings have reduced their price at least once, by a median $8,000 (2.9%). The median active condo listing has been on the market 63 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 20.4 months of supply.
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 $694, 6 sold at a median $251,500); The Courts (7 for sale, median fee $418, 4 sold at a median $225,000). 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?
Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Miami whose subdivision field names Kendall Con or one of its enclaves, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both 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 today (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.
More live Miami data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
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 September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 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 September 7, 2026.
