Trying to pick between a condo, townhome, or house in Kendall? You are not alone. Each option offers a different mix of price, upkeep, rules, and lifestyle. In this guide, you will see how costs stack up, what HOAs typically include, how insurance and flood zones affect your budget, and the key documents to review before you buy. Let’s dive in.
Kendall prices today
Price snapshots vary by source and the exact boundary used for Kendall. Recent public data shows the range clearly:
- Redfin reports a Kendall median sale price of about $523,500 in January 2026.
- Realtor.com shows a median list price near $459,500 as of December 2025.
- Zillow’s home value index for Kendall is about $505,700 as of January 31, 2026.
Condos often list in the $250,000 to $450,000 band, with a median near $300,000. Townhomes commonly cluster around $400,000 to $600,000, with a recent median listing near $499,000. Single‑family homes span the widest range, from the low $400,000s for smaller or older houses to $1 million and up for larger, renovated properties. For the most current sold medians by area, check recent MIAMI REALTORS market updates or ask us to pull the latest MLS snapshots.
Condos in Kendall: cost and fit
Purchase price and monthly fees
Condos are often the most affordable entry point by purchase price in Kendall, with many active listings between about $250,000 and $450,000 and a median near $300,000. HOA dues vary by building and amenity package. In current listings you will see a wide spread, from around $165 to more than $500 per month, depending on what the fee covers. Dues can include building insurance for the structure, common‑area care, pool or gym access, trash, and sometimes utilities.
For insurance, condo owners typically carry an HO‑6 policy for interior finishes, contents, and liability, while the association holds a master policy on the building. For a plain‑English primer, review this overview of HO‑6 condo insurance. Your lender and insurer will want the association’s insurance certificate and budget to confirm coverages and reserve funding.
Financing and resale checks
Condo financing often depends on the building itself. Lenders review project factors like reserves, owner‑occupancy, and litigation. Some loans require the project to be approved by Fannie Mae or FHA. Before you fall in love with a unit, ask your lender about the building’s eligibility and see Fannie Mae’s condo project review rules for what they check. Early verification can protect you from delays or higher costs, and it also matters for future resale.
Who condos fit
- You want the lowest purchase price and minimal exterior maintenance.
- You value amenities like a pool or gym and do not mind monthly dues.
- You are comfortable with association rules and board governance.
Townhomes in Kendall: balance and space
Prices and HOA coverage
Townhomes bridge the gap between condos and detached homes. In Kendall, they commonly list from about $400,000 to $600,000, with a recent median around $499,000. Many townhome communities have an HOA. Fees may cover exterior maintenance, landscaping, roads, and shared amenities, but coverage differs by community.
A key tip is to confirm the legal structure. Some townhomes are set up like condos where the association covers the exterior and roof. Others are fee simple homes where you own the land and structure and carry more of the exterior costs yourself. Always read the declaration and budget to confirm who pays for what and how reserves are handled.
Maintenance and insurance
You will often get more interior space and sometimes a small yard or patio. If the association covers the exterior, your personal insurance can be closer to a condo‑style HO‑6. If you own the structure, your policy may look more like a homeowners HO‑3. Ask your insurance broker to quote both ways using the community’s governing docs and master policy to avoid surprises.
Who townhomes fit
- You want more space or a garage than a condo without full yard care.
- You like the feel of a neighborhood with shared amenities.
- You want a balance of privacy, manageable dues, and convenience.
Single‑family homes in Kendall: control and space
Prices and HOA factors
Detached homes in Kendall span a wide range of prices, from below $500,000 for smaller or older homes to well above $1 million for larger, renovated properties or bigger lots. Many single‑family homes in the area have no HOA, while some gated subdivisions have modest dues. If you prefer fewer rules and maximum control, a no‑HOA home can be attractive. Just plan for the full cost of exterior upkeep on your own.
Maintenance and insurance
As the owner, you will handle roof, exterior, landscaping, pool, and any fences or hardscape. Your policy is typically an HO‑3 homeowners policy. In Florida, factor in higher wind and hurricane premiums and consider flood insurance if needed. Maintenance planning matters too. Set aside a monthly budget for yard service, pool service, and routine repairs so you are not caught off guard.
Who single‑family homes fit
- You want the most space, privacy, and control over your property.
- You are comfortable managing maintenance and hiring vendors.
- You value a yard for outdoor living or room to grow.
Building safety, reserves, and special assessments
Florida updated building‑safety laws after Surfside. Many condo associations must complete milestone structural inspections and adopt Structural Integrity Reserve Studies. For buildings subject to SIRS, associations cannot waive reserves for key structural items in budgets adopted after December 31, 2024. That has led some associations to increase reserve contributions or levy special assessments. Ask whether a building has completed its milestone inspection or SIRS and whether any special assessments are planned. You can learn more about Florida’s new structural reserve requirements here.
In Miami‑Dade County, you can also search recertification or inspection status through the Miami‑Dade permits and recertification portal. If the property is in another municipality that posts its own updates, ask for links to those records as well.
Insurance and flood basics in Kendall
Homeowners vs condo insurance
- Condos: You usually carry an HO‑6 policy for interior finishes, contents, and liability. The association’s master policy covers the building per its policy type. Read the master policy summary and the declaration to know where your coverage starts and ends. Review this overview of HO‑6 condo insurance for common terms.
- Townhomes: Coverage depends on the legal setup. If the association covers the exterior, your personal policy may look like an HO‑6. If you own the exterior and roof, you likely need an HO‑3.
- Single‑family homes: You typically carry an HO‑3. In Florida, budget for wind and consider flood as a separate policy.
Flood zones and lender requirements
Kendall is inland, but flood risk still exists in Miami‑Dade. Lenders require flood insurance if a home is in a Special Flood Hazard Area. Look up the parcel in the Miami‑Dade flood hazard map and parcel GIS. If an Elevation Certificate is available, share it with your insurance broker for more precise quotes.
How monthly costs compare
Instead of focusing only on the purchase price, build a full monthly picture. Here is a simple checklist for each property type:
- Mortgage principal and interest using today’s rate and your down payment.
- HOA or condo dues. Ask for the current budget and any upcoming increases.
- Property taxes. Use the Miami‑Dade rate for an estimate and confirm after homestead.
- Homeowners or condo insurance. Get quotes that reflect the building’s master policy and your coverage needs.
- Flood insurance if required or desired.
- Utilities and services. For single‑family, include yard and pool service plus a maintenance reserve.
To ground your price input, you can use recent portal medians for a high‑level comparison, then refine with exact MLS comps for the homes you tour. For example, a condo scenario might start with a $300,000 purchase and typical HOA dues, while a townhome might use a $499,000 list as a benchmark. The single‑family range will vary more by lot, age, and updates. Before you write an offer, we can prepare a property‑specific monthly estimate for you.
Quick decision guide
- Choose a condo if you want the lowest entry price, low exterior maintenance, and amenities in a managed building. Confirm reserves and project approval early.
- Choose a townhome if you want more space and a garage with manageable dues and some exterior work handled. Read the declaration to know what the HOA covers.
- Choose a single‑family home if you want maximum control, a yard, and long‑term flexibility, and you are comfortable budgeting for full maintenance and higher insurance.
What to request before you write an offer
For condos and townhomes in an association:
- The current HOA budget and insurance certificate for the master policy. Confirm whether the master policy is “all‑in” or “bare‑walls.”
- The most recent reserve study or SIRS if applicable, plus board minutes for the last 12 months.
- Disclosure of any pending or recent special assessments and the payment schedule.
- Evidence of milestone inspection or 40‑year recertification if required. See the Miami‑Dade permits and recertification portal for local records.
- A summary of your rights to inspect records under Florida’s Condominium Act. Start with Florida’s Condominium Act (Chapter 718).
For financing:
- Ask your lender to confirm whether the building is eligible for FHA, VA, or conventional financing and how the condo project review applies. Review Fannie Mae’s condo project review rules for context.
For insurance and flood:
- Request any Elevation Certificate if available.
- Get quotes for HO‑6 or HO‑3 and flood coverage, using the building’s master policy details and the property’s flood designation. Check the Miami‑Dade flood hazard map and parcel GIS.
For market context:
- Use public medians to frame the search and rely on MLS sold comps for precision. You can also review MIAMI REALTORS market updates for county trends.
Ready to compare real homes, line by line? Our team will help you weigh price, HOA health, insurance, and flood exposure so you can buy with confidence. If you are also thinking about selling, we can prepare a data‑driven plan and a free valuation.
Let’s talk about your next move in Kendall. Connect with Jon Gilman to get a custom game plan and your free home valuation.
FAQs
What are typical condo HOA fees in Kendall and what do they cover?
- Fees vary widely by building and amenities, often from the low‑hundreds per month to higher amounts, and may include building insurance, common‑area care, pool or gym access, trash, and some utilities.
How do Florida’s new reserve rules affect Kendall condo buyers?
- Many condo buildings must complete structural studies and fund reserves they cannot waive for key items, which can raise dues or lead to special assessments, so ask for the SIRS, budget, and any assessment plans.
Can I use FHA or VA financing to buy a Kendall condo?
- Possibly, but eligibility depends on the building; ask your lender to check the project against FHA, VA, or Fannie Mae approval requirements before you submit an offer.
How do I check if a Kendall property is in a flood zone?
- Look up the address in the Miami‑Dade flood hazard map and parcel GIS; if it is in a Special Flood Hazard Area, your lender will require flood insurance.
What is the difference between HO‑6 and HO‑3 insurance in Florida?
- HO‑6 usually covers a condo unit’s interior, contents, and liability, while the building’s master policy covers common elements; HO‑3 is a homeowners policy for stand‑alone structures you own.
Do many single‑family homes in Kendall have no HOA?
- Yes, you will find a good number of no‑HOA options; expect more autonomy over property decisions and full responsibility for exterior upkeep and maintenance costs.
Do townhome HOAs in Kendall usually cover the roof and exterior?
- Sometimes; coverage depends on the community’s legal structure and governing docs, so confirm whether the HOA is responsible for roof and exterior or if you are.
How should I compare monthly costs across condos, townhomes, and houses?
- Build a full picture that includes mortgage principal and interest, HOA dues, property taxes, homeowners or condo insurance, flood insurance if needed, and a maintenance reserve for exterior care.
