New Construction in Kendall: infill, teardowns and the builder’s contract
Kendall is largely built out, so new construction here means infill and teardowns rather than new master-planned tracts — a handful of small communities and one-off replacement houses. That scarcity changes the negotiation: there is rarely a next phase to wait for.
Updated September 2026
Active inventory
What is for sale in Kendall right now?
We send the full Kendall list — every active listing, with the flood zone and association notes — the same day you ask.
That means the whole active list for Kendall — not the filtered slice a national portal decides to show you, and not the three homes an advertising budget pushed to the top of the page. Every address comes back with the things that actually decide whether a property is worth your Saturday: the FEMA flood zone it sits in, the association's real picture, and the county permit history behind the walls.
- The complete active list Every property on the market in Kendall, in one place, in one email.
- Flood zone, address by address The FEMA zone each property sits in — before you fall for the kitchen.
- The association picture Dues, reserves, special assessments on the books, and 40-year recertification status.
- County permit history What was permitted, what was closed out, and what was never pulled at all.
There is no live MLS search on this site — no search box, no map full of pins, and nothing that quietly serves you last month's prices and homes that went under contract weeks ago. A ClearPath agent pulls the list by hand instead. You name the area, a person goes and gets what is genuinely on the market, reads it before it leaves, and sends it to you. Then that same person answers whatever you want to ask about any address on it, which is the part a search box was never able to do anyway.
No portal account. No login. Your details are not sold on to anyone — the list comes from the brokerage that would represent you, and you can ask about any address on it.
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Get the Kendall list
Name, number, email. That is the whole ask — the list comes back from ClearPath directly.
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Rather talk it through? Call or text 786 · 797 · 6400
What is for sale in Kendall right now?
Expect small communities carved into remaining parcels, and individual replacement houses built on lots where a 1960s block house came down. Current-code construction brings impact glass and a new roof — real money in insurance terms — but the lot, the drainage and the neighbouring stock are inherited from the older Kendall around it.
Detached concrete-block houses from the 1960s near US 1 through 1990s gated communities near the Turnpike, with townhome villages and condo towers concentrated around Dadeland and the Metrorail stations.
“Disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer”
What to check on every Kendall property
Pull the FEMA flood zone for the exact address; lake-lot parcels often sit in AH or AE.Order wind mitigation and four-point inspections on any house built before the mid-1990s.Check county permit records for enclosed patios, converted garages and roof replacements.For condos of three stories or more, request the recertification report and reserve study.
| Check | Why it matters here | Where to get it |
|---|---|---|
| Deposit escrow paragraph | §501.1375 escrows up to 10% on a house — but the buyer can waive it in writing | The builder’s contract, before you initial it |
| CDD assessment and HOA dues, separately | The CDD sits on the tax bill, not the HOA statement; both are yours | The sales office and the Property Appraiser’s record |
| Open and closed permits | Unpermitted work becomes your problem at resale and can stall a closing | Miami-Dade or the city’s permit search |
| Wind mitigation report (OIR-B1-1802) | It is what earns the windstorm discount, and it scores the weakest opening on the house | The seller, or an authorized inspector during the inspection period |
| Association budget, reserves and estoppel | Decides the real monthly number and any pending special assessment | The association, within 10 business days of a written request |
| Property tax at your purchase price | The seller’s capped assessment does not transfer; your bill resets the year after the sale | Miami-Dade Property Appraiser tax estimator |
General guidance for 2026, not a quote or legal advice. Confirm every line for the specific property during your inspection period.
Flood zones in Kendall: what to check before you offer
Kendall is inland, several miles from Biscayne Bay, but it is laced with lakes and canals, so FEMA maps show a mix of Zone X, shallow-flooding Zone AH and Zone AE parcels depending on the block. Flood insurance is mandatory for federally backed loans in the A zones and worth pricing everywhere. Look up the exact address with our flood tool before you make an offer.
Associations, dues and the documents to demand
Associations are common west of SR 874, especially in the gated communities of the late 1980s and 1990s and in every townhome and condo village. Ask for the budget, reserves, master insurance policy and any pending special assessment.
Schools serving Kendall
- Miami Killian Senior High School · high
- Miami Sunset Senior High School · high
- G. Holmes Braddock Senior High School · magnet
- Glades Middle School · middle
- Kenwood K-8 Center · k8
- Kendale Elementary School · elementary
- School for Advanced Studies, Kendall Campus · magnet
- Westminster Christian School · private
School assignment is by address and changes; confirm with Miami-Dade County Public Schools before you offer.
Getting around from Kendall
- Downtown Miami / Brickell · 11 miles
- Miami International Airport · 13 miles
- Miami Beach · 23 miles
- Doral · 14 miles
Who this market fits
This page is for a buyer who wants current-code construction and a warranty in an established part of the county, and who can move when the few available houses come up.
How to buy in Kendall, step by step
- Get a written pre-approval, or proof of funds if you are paying cash.
- Sign a buyer-representation agreement — since August 2024 it comes before the first tour.
- Tour with the checklist above in hand, not after the offer.
- Write an AS IS offer with inspection and financing periods that protect you.
- Use the inspection period for the roof, the permits, the flood quote and the association documents.
- Close, then file for homestead by March 1 if it is your primary residence.
Questions about buying in Kendall
Is now a good time to buy in Kendall?
The honest answer depends on the product, not the calendar. MIAMI REALTORS reported 4.8 months of single-family supply against 12 months of condo supply for Miami-Dade in July 2026 — a seller's market and a buyer's market in the same county. Read the market page for the county numbers, then price the specific property with its taxes, insurance and dues.
What should I offer on a Kendall property?
A number supported by the last three to six closings of similar properties in the same subdivision or building, adjusted for lot, condition, roof and windows — not by an online estimate. We build that comparison before you write, and structure the inspection and financing periods so you keep your options.
Do I need flood insurance in Kendall?
Kendall is inland, several miles from Biscayne Bay, but it is laced with lakes and canals, so FEMA maps show a mix of Zone X, shallow-flooding Zone AH and Zone AE parcels depending on the block. Flood insurance is mandatory for federally backed loans in the A zones and worth pricing everywhere. Look up the exact address with our flood tool before you make an offer.
What are the association rules in Kendall?
Associations are common west of SR 874, especially in the gated communities of the late 1980s and 1990s and in every townhome and condo village. Ask for the budget, reserves, master insurance policy and any pending special assessment.
How long does it take to close in Kendall?
A financed purchase in Florida commonly runs about 30 to 45 days from contract, set by the loan approval period in the contract; cash closings can be faster. The inspection period, the appraisal and the association's estoppel turnaround are what move the date in practice.
See what is available in Kendall
Tell us the bedrooms, the budget and the timeline. We send the full Kendall list — every active property that fits, with the flood zone and association notes attached — the same day you ask.