What are median sale prices per square foot in Kendall (ZIPs 33156, 33176, 33183, 33186)?

ZIP 33156: $528 on 15 sales; ZIP 33176: $395 on 9 sales; ZIP 33186: $321 on 144 sales. A median mixes property types and ages, so compare the building to similar recorded sales.

How many bank REO transfers appear in the sales data for Kendall (ZIPs 33156, 33176, 33183, 33186)?

ZIP 33156: 0, with 15 arm’s-length sales; ZIP 33176: 1, with 9 arm’s-length sales; ZIP 33183: 0, with 3 arm’s-length sales; ZIP 33186: 0, with 144 arm’s-length sales. The count shows what was recorded, not what is for sale today.

Who owns commercial property in Kendall (ZIPs 33156, 33176, 33183, 33186)?

ZIP 33156: 79.0% held by entities, 6.3% out-of-state owners; ZIP 33176: 76.4% held by entities, 6.5% out-of-state owners; ZIP 33183: 83.9% held by entities, 10.3% out-of-state owners; ZIP 33186: 69.7% held by entities, 3.2% out-of-state owners. To reach an owner, you may need an entity’s registered agent or a mailing address outside Florida.

How old are commercial buildings in Kendall (ZIPs 33156, 33176, 33183, 33186)?

Median year built: ZIP 33156: 1998; ZIP 33176: 1982; ZIP 33183: 2005; ZIP 33186: 1992. Age alone doesn’t set condition, so check the roof, HVAC and electrical systems and their records.

What is the average building area per parcel in Kendall (ZIPs 33156, 33176, 33183, 33186)?

36.4 million SF ÷ 4,683 parcels ≈ 7,773 SF. An average can hide a few very large buildings.

Hypothetical: a 8,000 SF building in Kendall priced at the ZIP 33156 median of $528 per SF. What is the price?

8,000 × $528 = $4.22 million. That is arithmetic on a median, not an appraisal or an opinion of value.

Same hypothetical 8,000 SF building, with an assumed 7.5% cap rate. What NOI would $4.22 million need?

$4.22 million × 7.5% = $316,800 a year. The cap rate is an assumption for practice, so check the actual rent roll and expenses.

With $316,800 of NOI, what is the most annual debt service an assumed 1.25 DSCR allows?

$316,800 ÷ 1.25 = $253,440 a year. Lender terms vary, so treat 1.25 as an example.

ZIP 33156 has a median of $528 per SF and ZIP 33186 $321. What is the gap on a 8,000 SF building?

$207 × 8,000 = $1,656,000. ZIP medians can rest on few sales, so check what actually sold.

About how many industrial parcels are in Kendall (ZIPs 33156, 33176, 33183, 33186)?

ZIP 33156: 4.2% of 496 ≈ 21; ZIP 33176: 24.8% of 428 ≈ 106; ZIP 33183: 1.7% of 242 ≈ 4; ZIP 33186: 76.4% of 3,517 ≈ 2,687.

Suburban Retail & Medical · Miami-Dade County

KendallCommercial Real Estate Broker & Market Guide

Kendall is the large suburban area of southwest Miami-Dade, built around Dadeland Mall, Baptist Hospital and a deep base of neighborhood shopping centers and medical office.

Marketed by Michael R. Linton, Florida Broker #BK703722 · NCREA · CREIPS · REALTOR® · Serving Kendall commercial real estate.

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By the numbers · data as of November 7, 2026

Kendall commercial real estate by the numbers

The 2026 final tax roll lists 4,683 commercial and industrial parcels with 36.4 million square feet of buildings in Kendall (ZIPs 33156, 33176, 33183, 33186), with 171 arm’s-length sales on the roll. Median sale prices run $321–$528 per square foot by ZIP.

Commercial and industrial parcels

4,683

2026 final tax roll

Building square feet

36.4M

2026 final tax roll

Arm’s-length sales

171

on the roll sales file, excluding hotels

Median $/SF by ZIP

$321–$528

ZIP medians, 5+ sales

ZIP	Parcels	Bldg SF	Sales	Median $/SF	Median year built	Out-of-state owners	Bank REO
33156	496	11.5M	15	$528	1998	6.3%	0
33176	428	6.8M	9	$395*	1982	6.5%	1
33183	242	3.4M	3	—	2005	10.3%	0
33186	3,517	14.7M	144	$321	1992	3.2%	0

For context, Miami-Dade County as a whole has a median of $373 per square foot on 1,278 sales. Year to date through September 2026, the county median is $378, +3.0% from a year earlier.

Miami-Dade County Market Pulse

Asking-side listing data for every Florida county: inventory, days on market, price cuts and listing prices, from Realtor.com® Economic Research. These are listings, not closed sales.

Miami-DadeCounty · details →
Active listings
17,010
down −7.9% YoY
Median days on market
87 days
Listings with price cuts
12.9%
Median listing $/SF
$458
Listing price, YoY
down −1.3%
Median listing price $589K
Market condition
Balanced
vs. Florida statewide^*
Source: Realtor.com® Economic Research, September 2026.

How these figures are calculated

* Market condition. Market condition compares a county's share of active listings with a price reduction and its median days on market with the Florida statewide figures Realtor.com publishes for the same month. Both above the statewide figure: leaning buyer's market. Both below: leaning seller's market. Anything else, including a tie or one missing metric: balanced. Both metrics missing, or no statewide figure for that month: shown as —. This is a read of asking-side listing data only; it is not months of inventory or a measure of closed sales. Florida statewide, September 2026: 20.1% of listings with a price cut, 81 median days on market. Methodology · Data dictionary

Residential. Realtor.com® Economic Research, monthly. Listing counts, days on market and listing prices come from the monthly history; price-cut share and $/SF are stored for the latest month (September 2026) only. Earlier months show the snapshot for that month, not an average. YoY compares a month with the same month a year earlier; for September 2026 it uses Realtor.com's published YoY figures.

Commercial. Florida Department of Revenue tax roll (NAL/SDF) and Florida Department of State (Sunbiz), via LGData; Linton Global calculations. Commercial (DOR 010-039) and industrial (040-049) parcels. Sales and $/SF = arm's-length single-parcel sales (DOR qualification codes 01-02) on the current roll, excluding hotels/motels (DOR 039, which in resort counties includes condo-hotel and vacation-rental units). Areas with fewer than 5 parcels, and $/SF medians from fewer than 5 sales, are suppressed.

The full Miami-Dade County report

Study mode · 11 flash cards

Kendall Commercial Real Estate

11 cards from the numbers above. Worked examples are hypothetical.

This market in numbers 5Work the numbers 6

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All 11 flash cards as text

This market in numbers

How much commercial property is in Kendall (ZIPs 33156, 33176, 33183, 33186)?: The 2026 final tax roll lists 4,683 commercial and industrial parcels with 36.4 million square feet of buildings.
What are median sale prices per square foot in Kendall (ZIPs 33156, 33176, 33183, 33186)?: ZIP 33156: $528 on 15 sales; ZIP 33176: $395 on 9 sales; ZIP 33186: $321 on 144 sales. A median mixes property types and ages, so compare the building to similar recorded sales.
How many bank REO transfers appear in the sales data for Kendall (ZIPs 33156, 33176, 33183, 33186)?: ZIP 33156: 0, with 15 arm’s-length sales; ZIP 33176: 1, with 9 arm’s-length sales; ZIP 33183: 0, with 3 arm’s-length sales; ZIP 33186: 0, with 144 arm’s-length sales. The count shows what was recorded, not what is for sale today.
Who owns commercial property in Kendall (ZIPs 33156, 33176, 33183, 33186)?: ZIP 33156: 79.0% held by entities, 6.3% out-of-state owners; ZIP 33176: 76.4% held by entities, 6.5% out-of-state owners; ZIP 33183: 83.9% held by entities, 10.3% out-of-state owners; ZIP 33186: 69.7% held by entities, 3.2% out-of-state owners. To reach an owner, you may need an entity’s registered agent or a mailing address outside Florida.
How old are commercial buildings in Kendall (ZIPs 33156, 33176, 33183, 33186)?: Median year built: ZIP 33156: 1998; ZIP 33176: 1982; ZIP 33183: 2005; ZIP 33186: 1992. Age alone doesn’t set condition, so check the roof, HVAC and electrical systems and their records.

Work the numbers

What is the average building area per parcel in Kendall (ZIPs 33156, 33176, 33183, 33186)?: 36.4 million SF ÷ 4,683 parcels ≈ 7,773 SF. An average can hide a few very large buildings.
Hypothetical: a 8,000 SF building in Kendall priced at the ZIP 33156 median of $528 per SF. What is the price?: 8,000 × $528 = $4.22 million. That is arithmetic on a median, not an appraisal or an opinion of value.
Same hypothetical 8,000 SF building, with an assumed 7.5% cap rate. What NOI would $4.22 million need?: $4.22 million × 7.5% = $316,800 a year. The cap rate is an assumption for practice, so check the actual rent roll and expenses.
With $316,800 of NOI, what is the most annual debt service an assumed 1.25 DSCR allows?: $316,800 ÷ 1.25 = $253,440 a year. Lender terms vary, so treat 1.25 as an example.
ZIP 33156 has a median of $528 per SF and ZIP 33186 $321. What is the gap on a 8,000 SF building?: $207 × 8,000 = $1,656,000. ZIP medians can rest on few sales, so check what actually sold.
About how many industrial parcels are in Kendall (ZIPs 33156, 33176, 33183, 33186)?: ZIP 33156: 4.2% of 496 ≈ 21; ZIP 33176: 24.8% of 428 ≈ 106; ZIP 33183: 1.7% of 242 ≈ 4; ZIP 33186: 76.4% of 3,517 ≈ 2,687.

Source: Florida Department of Revenue tax roll and Florida Department of State, via LGData; Linton Global calculations. Commercial and industrial parcels; sales are arm’s-length, single-parcel transfers, excluding hotels and motels. Medians from fewer than 5 sales are not shown, and a small sample can swing a ZIP median, so read each one with its sales count. * Fewer than 10 sales.

Live market data · refreshed as each source publishes

Kendall: key facts for September 2026

In September 2026, the median listing price in Miami-Dade County was $589K, down 1.3% from a year earlier, with 17,010 homes for sale (Realtor.com).
FHFA’s house price index for Miami-Dade County rose 2.8% in 2025.
Investors took out 19.8% of home-purchase mortgages in Miami-Dade County in 2025 (HMDA; cash purchases not included).
Miami-Dade County had 1,276,535 jobs (2025 annual average), up 1.5% from the prior year (BLS QCEW).
The unemployment rate was 1.9% in September 2026 (BLS, not seasonally adjusted).
Permits were issued for 8,775 housing units in January–September 2026, down 19.9% from the same months a year earlier (U.S. Census Bureau).

Open the Miami-Dade County market report →Miami-Dade County data & trends Explore on the Market Map

ZIP code snapshot for Kendall

Listing data for September 2026 (Realtor.com) · HUD Fair Market Rent FY2027. *Share of home-purchase mortgages for investment property (2025, HMDA, estimated from census tracts; cash purchases not included). Open any ZIP for its full report.

ZIP	Area	Median list price	vs. last year	Homes for sale	HUD 2BR rent	Investor share*
33156	Miami	$2.84M	+11.8%	255	$2,820/mo	12.2%	Report →
33176	Miami	$528K	−10.3%	148	$2,620/mo	11.2%	Report →
33183	Miami	$396K	−1.5%	97	$2,730/mo	11.8%	Report →
33186	Miami	$530K	−4.5%	179	$2,800/mo	8.0%	Report →

Sources: Realtor.com® Economic Research, FHFA, U.S. Bureau of Labor Statistics, U.S. Census Bureau. County-level figures; informational only, not an appraisal.

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Kendall: Market Overview

Dadeland Mall and the Dadeland office and residential towers at the south end of Metrorail form Kendall’s urban core. Further west, retail centers follow the population along Kendall Drive and other arterials.

Baptist Hospital of Miami and its medical campus anchor one of the largest medical office concentrations in the county.

Kendall’s large, stable residential base supports grocery-anchored retail and service businesses, which tend to hold occupancy through cycles.

Economic Drivers

Dadeland

Regional mall and transit-oriented office and residential

Baptist Hospital

Major medical campus and MOB cluster

Suburban Population

Large stable household base

Transit & Highways

Metrorail at Dadeland, the Palmetto and Florida’s Turnpike

Asset Class Activity in Kendall

Asset Class	Activity	Market Commentary
Retail	Strong	Grocery-anchored and neighborhood centers
Medical Office	Strong	Baptist Health campus demand
Office	Mixed	Dadeland towers and suburban office
Multifamily	Strong	Suburban garden-style and Dadeland mid-rise

Why Invest in Kendall?

Kendall offers needs-based retail and medical demand from a large population. Older shopping centers with turnover and dated office are the most common value-add opportunities.

Frequently Asked Questions

Is Michael R. Linton a licensed commercial real estate broker in Kendall?

Yes. Michael R. Linton is a Florida-licensed commercial real estate broker (FL Broker #BK703722) with 39 years of transaction experience, serving Kendall and the broader Miami-Dade County market. He holds NCREA (National Commercial Real Estate Advisor), CREIPS (Certified Real Estate Investment Property Specialist), and REALTOR® credentials, and advises investors, owners, and tenants on multifamily, office, industrial, retail, hospitality, land, mixed-use, medical office, self storage, and special-purpose commercial real estate in Kendall.

How do I contact a commercial real estate broker in Kendall?

Contact Michael R. Linton at Linton Global Solutions — (312) 612-1031 or mike@lintonglobal.com — for a free Kendall commercial real estate consultation. Linton Global Solutions serves Kendall across all major asset classes and represents both buy-side and sell-side principals, plus 1031 exchange replacement-property sourcing.

Who can help with Kendall commercial real estate?

Michael R. Linton, Florida Broker #BK703722, and Linton Global Solutions advise on Kendall acquisitions, dispositions, financing and bank-owned (REO) and distressed commercial property. Our Miami-Dade numbers come from LGData, our database of Florida Department of Revenue tax-roll records.