Kendale Lakes · 33183 / 33186
Condo / townhome. Every listing below is live from the MIAMI MLS and matched to Promenade at Kendale Lakes by its legal description, not the label an agent typed.
MLS snapshot, July 15, 2026. Figures refresh live when you load the page.
Promenade at Kendale Lakes is a gated condominium community in west Kendall, straddling the 33183 and 33186 line near SW 88th Street. The association traces to the early 1970s and now spans 13 buildings and roughly 600 units, according to the community's own HOA listing — a scale that makes it one of the larger attached-product associations in this stretch of Kendale Lakes. Security staffs the gate, and the grounds carry two clubhouses, two swimming pools, and a tennis court built around a lake with a walking path along the water.
Buying attached product here means reading the association's rules and reserve position as closely as the listing sheet, and I walk every buyer through both before they write an offer. On the sell side, I match closed sales to Promenade at Kendale Lakes by legal description rather than trusting whatever an agent typed into the subdivision field, because attached-product names repeat throughout this corridor. The same rule applies to how long units sit and what they cost per square foot here, so those numbers reflect this association specifically.
What moves fastest here tends to be a two- or three-bedroom unit priced under the single-family tier next door — a fit for buyers trading yard space for a gate, a pool, and less exterior upkeep. If you own here and are weighing a sale, I'll run the math against recent closings in your specific building, not a townhome average for all of Kendale Lakes.
Yes — the community is gated with security service, per the HOA's own site, and the grounds include two clubhouses, two pools, and a tennis court around a lake. Ask me about visitor access if you're evaluating a move here.
Both — the community mixes condo and townhome product across roughly a dozen buildings, so unit size, HOA structure, and layout vary by section. Filter by unit type on the listings above or ask me which section fits your budget.
It comes down to your floor plan, floor level, and recent closings in your specific building, not a blended Kendale Lakes average. I'll pull the real comps and send you a free valuation range before you list.
I track every Promenade at Kendale Lakes sale on the MLS. If you’re selling, I’ll run your number against the newest comps. If you’re buying, I’ll flag the next listing before the portals surface it.