For owners
What's your home really worth?
The honest math — rate reset, Save Our Homes, insurance, taxes — before you ever list.
The honest math — rate reset, Save Our Homes, insurance, taxes — before you ever list.
Listing data courtesy of the MIAMI Association of Realtors (MIAMI MLS). Information is deemed reliable but not guaranteed.
Twenty-three sales in twelve months — steady, not starved.
The premium anchor of 33185. Buyers here self-select on space and schools.
Faster than The Hammocks (53d), Country Walk (68d), the county average (47d).
Premium doesn't mean priced right. Your list price matters more here than in any ZIP I track.
Kendall Breeze is the youngest community on this site — built between 2002 and 2005 by Century Homebuilders, LLC, on ninety acres in west Kendall. The plan is 127 single-family homes plus 650 townhomes for a total of 777 units, all gated. Floor plans run 1,419 to 2,893 square feet, three to four bedrooms. Schools feed to Calusa Elementary (A-rated), Arvida Middle, and Miami Killian Senior.
The community is governed by a Community Development District (CDD) — a Florida structure that issues bonds for infrastructure and adds a separate annual assessment to your tax bill. Worth modeling before you offer. Amenities are two clubhouses, three swimming pools, a 24-hour gated entry, and a children's play area. Twenty-eight closings in the last twelve months, $523K median, 76 days DOM. Buyers pick Kendall Breeze when they want HOA-managed amenities and a newer build — the trade is lot size: quarter-acres in The Crossings versus the tighter footprints here.
Most buyers tour Kendall Breeze and forget to ask about the CDD assessment. That's the line that decides whether the deal works. — Alejandro, internal notes · Mar 2026
We maintain a rolling database of every Kendall Breeze transaction back to 2011 with HOA fee history overlaid. Three comps, dated, with photos and current HOA dues, arrive in your inbox the moment you ask.
Most agents pull a Kendall Breeze comp. I have the HOA fee history.
I grew up in The Crossings in the 1990s and watched Kendall Breeze rise out of an open field across Don Shula in 2003. I have closing data on this community from the first model home forward. Twenty years and 350+ closings later, I went independent and built Ubiica the way I wish I'd been brokered to: one broker on your deal, forever.
I keep every Kendall Breeze sale on file with HOA dues at the time of sale because the only honest answer to "what's my home worth" in a master-HOA community is a comp with the same dues your buyer is going to be quoted. If that approach resonates, we'll get along fine.
Alejandro made the entire process smooth and stress-free. He priced our home perfectly, got multiple offers, and we closed above asking. Couldn't have asked for a better agent.
Super knowledgeable and easy to work with. Alejandro helped us find a great deal in a competitive market and guided us every step of the way. Highly recommend.
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