Selling your home in Kendall against the right comparison

Selling your home in Kendall puts it in a wide field. Kendall has a mix of detached homes, townhomes, condos and planned communities spread across a large area, and a buyer shopping here is often comparing homes of different types in different parts of it. Your home's real competition is whatever that buyer is weighing it against. My job is to find out who that buyer is and to show your home in a way that answers their comparison.

I'm Nanci Gilbert, a REALTOR® with LPT Realty, and LPT Realty's top three-year growth agent, 2026. I've been licensed and full-time in Miami-Dade and Broward since 2006, and you'll deal with me directly from the first conversation to closing. My Kendall area page covers the wider area.

Much of Kendall's growth dates from the late 1960s onward, so many homes here carry decades of updates. A buyer's inspector will look at the roof, the major systems and the windows, and the buyer's insurer will ask about some of the same things. Gathering your permits and repair records before listing lets you answer those questions on your terms. Small fixes still count. A leaking faucet or a sticking door can show up in an inspection report and give a buyer a reason to ask for more, so we'll walk the home together and decide what's worth doing before photos.

If your home is in a condo, a townhome community or a planned community, your buyer will review the association's documents during the contract. Having them ready, along with the current fee and what it covers, keeps that review from stalling your sale.

My thinking on this stage is described in prepare and position. An issue found before listing is a repair or a disclosure. Found during a buyer's inspection period, the same issue turns into a negotiation.

The first week a home is on the market is the strongest window it will get. In Kendall, pricing for that week means comparing your home only with homes a buyer would treat as true alternatives: the same type, a similar age and condition, and the same part of the area. A townhome priced off detached sales, or a renovated house priced off dated ones, will miss in one direction or the other.

I'll show you the absorption rate, which is how quickly homes like yours are selling right now, and the days on market for the closest comparisons. You'll see which sales I used and which I left out. If the number the market supports is lower than the one you had in mind, you'll hear it from me in week one rather than discover it in week ten.

If you're buying your next home at the same time, the sale and the purchase become one plan. The order gets decided before anything is listed, so you move once and you're never caught between two houses.