Kendall Breeze Homes for Sale — Kendall

Kendall Breeze sits in West Kendall off SW 120th Street and SW 123rd Court, ZIP 33186, with its entrance on SW 122nd Avenue. It was built between 2002 and 2005 on approximately 90 acres and holds 777 residences: 650 townhomes and 127 detached houses. That mix makes it one of the larger townhome communities on this side of the Turnpike, and it is why the two housing types are priced and managed differently inside the same gates.

The community straddles a Census line. Listing portals file Kendall Breeze under the Three Lakes census-designated place, which borders The Crossings to the north, Kendall to the northeast and Zoo Miami to the south, and which counted 16,540 residents on 3.9 square miles in 2020, about 17 percent of it water. For daily purposes it is West Kendall: unincorporated Miami-Dade County, county police and fire, and a UMSA line on the tax bill instead of a city millage.

Because everything here was permitted after 2001, the whole community went up under the statewide Florida Building Code that took effect in 2002, which folded in the tougher Miami-Dade wind standards written after Hurricane Andrew. That is the practical difference between Kendall Breeze and the 1970s subdivisions a mile north: newer roofs, tested openings and, usually, lower windstorm quotes.

The townhomes are two-story concrete-block-and-stucco rows with private garages, assigned parking and small fenced patios. Portals list them from about 1,419 to 1,602 square feet in the smaller plans and up to roughly 2,900 square feet in the largest, with three or four bedrooms and two to three baths. Most were completed in 2003 and 2004, so original roofs, water heaters and air handlers are now past twenty years old across the community.

The 127 detached houses occupy their own streets inside the gates and reach the top of the size range, around 2,900 to 3,000 square feet, with up to five bedrooms and attached garages. They trade at a clear premium to the townhomes, and because there are so few, one or two sales can move the comparables. Check which product a listing is before you read the price per square foot; the two do not compare cleanly.

A homeowners association governs Kendall Breeze. It maintains the security gates, two clubhouses, three swimming pools, a fitness center, a basketball court, a playground and the common landscaping, and portals note a security patrol. Dues differ by section: townhome owners typically pay more because the association carries exterior and common-element work that a detached-house owner handles alone. Ask which line items the townhome fee covers, especially roofs, now that the community's roofs are about twenty years old.

Under Florida's homeowners association law you can request the budget, the latest financial statement, the reserve schedule, the rules and any pending special assessment before closing. Read the leasing and parking rules with care: assigned parking is part of the layout, and a townhome with a garage converted to living space should show a county permit.

The draw is position. Florida's Turnpike is minutes east, which puts Dadeland, the Palmetto and SR 874 within a normal commute, and the centers on SW 120th Street and SW 137th Avenue, including a Costco and a Publix, handle the weekly errands. Zoo Miami lies at the south end of Three Lakes, and Miami Executive Airport is a few miles west. Inside the gates, the two clubhouses and three pools carry most of the recreation.

Community listing pages name Felix Varela Senior High and John A. Ferguson Senior High as the nearby public high schools, with a Miami Dade College campus a short drive away. Confirm the assignment for an address with the Miami-Dade County Public Schools boundary tool rather than a listing, because Three Lakes and Kendall boundaries cross here.

Start with the association package: budget, reserves, insurance and the rules for the specific section. Then the roof. Everything in Kendall Breeze is about twenty years old, so order a four-point and a wind mitigation inspection even on a townhome; the insurer will ask for both. Pull the county permit history for enclosed patios, converted garages and roof work.

Pull the FEMA flood zone for the exact address before you write the offer. About 17 percent of the Three Lakes CDP is water, so a parcel here can map to Zone AE or AH as easily as Zone X, and flood insurance is required for any federally backed mortgage in a Special Flood Hazard Area. Use the flood tool on this site or the county hotline at 305-372-6466, then get a written quote.

Buyers here compare within the product type. A townhome is priced against the other 649 townhomes, by plan size and by whether it has a garage, an end position or a lake view; a detached house is priced against the last few of the 127 to sell. Do not price a townhome off a house comparable or the reverse.

Have the association estoppel, the current dues, a recent wind mitigation report and any roof or air-conditioning invoices ready before listing. In a community where every unit shares a birth year, the seller who can document a replaced roof or a new air handler stands out, and a clean permit history closes faster than fresh paint.