What your Kendall home is worth, compared with the right homes

What your Kendall home is worth comes down to which homes it's compared with. Kendall covers a large area and a wide mix of housing, and an automated estimate tends to average across both. A townhome, a detached house on a larger lot and a home in a planned community can sit in the same search radius and share little besides a zip code.

I'm Nanci Gilbert, a REALTOR® with LPT Realty, licensed and full-time since 2006, with the Pricing Strategy Advisor designation. My valuation is complimentary, carries no obligation, and shows the reasoning behind the number. My Kendall area page has more on the area. You'll hear from me directly, in English or Spanish.

Much of Kendall's growth dates from the late 1960s onward, so two homes of the same size and type can be decades apart in condition. A newer roof, updated systems and a renovated kitchen count. So does the paperwork behind them. Permitted improvements add to what a buyer can confidently pay. Work without permits can raise questions for a buyer's lender and insurer. If you've replaced the roof, updated the windows or redone the electrical, bring whatever records you have. Receipts, permit numbers and warranties all help a buyer believe the work was done.

Kendall is unincorporated Miami-Dade, so permit records for your home are county records. If you're not sure what's on file, I can help you check before we settle on a number. Missing permits don't always sink a value, but they're better found by you than by a buyer's lender.

A visit tells me what no record can. I'll walk the rooms and the outside, note the updates you've made and roughly when, and look at the roof, the windows and the major systems the way a buyer's inspector would. For a condo or townhome, I'll also look at the common areas and ask about the association fee and anything the association has planned.

I'll ask about your lot and its outdoor space, since space is one of the main things Kendall buyers weigh. I'll ask what's close by in your daily routine, because convenience is another. Those answers help me pick comparable homes a buyer would see as true alternatives to yours.

Owners use a valuation for different decisions: whether to sell, whether a renovation makes sense first, whether to rent the home out, or how much they might have toward a next home if they're trading up. I'll frame the number around the decision in front of you.

A valuation is a snapshot of the market as it stands, and I won't predict where prices are headed. If your plans are a year or more away, I'm happy to update the number when you're closer to a decision.