Drew Kern Real Estate | Your Source for Miami, Florida Real Estate

Understanding Homeowners Insurance in Miami-Dade County

Drew Kern — Tue, 26 May 2026 08:42:00 +0000

South Florida homeowners have a complicated relationship with insurance — and for good reason. The combination of hurricane exposure, flood risk, and aging housing stock makes Miami-Dade one of the more complex markets in the country when it comes to coverage. The problem is that most homeowners don’t find out what their policy actually covers until they need to file a claim.

That’s a bad time to learn.

Here’s a plain-language breakdown of what a typical homeowners insurance policy in Miami-Dade does and doesn’t cover, so you can go into hurricane season knowing exactly where you stand.

What’s Usually Covered

Interior and exterior property damage Most policies cover damage to the structure of your home — roof, walls, floors — as well as limited coverage for your personal belongings inside: furniture, appliances, electronics, and similar items. The cause of the damage matters a great deal, though. Not every event that damages your home is a covered event, and weather-related claims come with their own rules.

Wind damage Wind coverage is standard in most policies, but it’s not unconditional. Many insurers require policyholders to take active steps to make their home more wind-resistant (or they pay very high premiums) — things like installing impact-resistant windows or hurricane shutters, roofing attached correctly, or impact-rated garage doors. If you haven’t made those upgrades, your coverage could be reduced or denied.

Injury liability If someone is injured on your property and files a lawsuit against you, liability coverage handles your legal and financial exposure. Not every policy includes this automatically, so it’s worth confirming before you sign.

Loss of use If your home is damaged badly enough that you can’t live in it during repairs, loss of use coverage pays for temporary housing — a hotel, a rental, wherever you end up. Be aware that these benefits come with dollar limits and time caps, which vary significantly from policy to policy.

Water damage — in certain circumstances This one requires careful reading. Homeowners insurance may cover some water damage, but only when it results from a sudden, covered event. For example, if a tree crashes through your roof during a storm and rain gets in, that’s typically covered. Water that enters gradually due to a slow leak or deferred maintenance is a different story entirely. Flooding from a named storm typically is a different beast.

What’s Usually Not Covered

Flooding This is the big one, and it catches people off guard constantly. Standard homeowners insurance does not cover flood damage — full stop. If water enters your home from the ground up, whether from storm surge, rising rivers, or heavy rainfall overwhelming drainage systems, you need a separate flood insurance policy. In Miami-Dade, this isn’t optional for most homeowners. It’s essential.

Detached structures Fences, screened patios, detached sheds, standalone garages — most policies either exclude these entirely or cap coverage at a fraction of what it would cost to replace them. If a hurricane takes out your fence and screen enclosure, don’t assume your policy will cover the rebuild.

Water damage from deferred maintenance Here’s where claims get denied most often. If a post-storm inspection reveals that your roof was already in poor condition before the hurricane hit, your insurer may argue that the damage was preventable with proper maintenance — and deny your claim accordingly. It’s a frustrating outcome, but it’s common. Keeping your roof and home in good repair isn’t just smart homeownership; it’s what keeps your claims valid. Additionally, many insurers are excluding cast iron pipe replacement from their coverage.

The Bottom Line

For most Miami-Dade homeowners, a standard policy isn’t enough on its own. You’ll almost certainly need flood insurance, and depending on your property, you may want additional riders for wind coverage, screen enclosures, or other structures on your lot (as well as jewelry and other expensive items). These costs add up, and they should be part of your budget conversation before you buy — not after.

The best thing you can do is sit down with two or three insurance agents, get competing quotes, and compare not just price but what each policy actually covers. Small differences in the fine print can mean big differences when a claim is on the table.

If you have questions about what insurance typically looks like for a home you’re considering, the Kern Team is happy to walk you through it. It’s one of those things that’s easy to overlook in the excitement of buying a home in Miami — and one of the most important things to get right.

CONTACT

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Pros and Cons of Buying a Corner Lot in Palmetto Bay

Drew Kern — Tue, 19 May 2026 20:37:00 +0000

If you’ve been browsing listings in Palmetto Bay, you’ve probably noticed that corner lots come up a lot — and that they tend to generate strong opinions. Some buyers seek them out specifically. Others cross them off the list without a second thought. The truth, as usual, is somewhere in between.

Here’s an honest look at what you’re actually getting with a corner lot, so you can decide whether it’s right for you.

The Case For a Corner Lot in Palmetto Bay

The most immediate advantage is space. Corner lots tend to have larger yards than their mid-block counterparts, and that extra square footage opens up possibilities that simply aren’t available on a standard lot — a pool, an outdoor kitchen, a proper garden, room for kids and pets to actually run around. If outdoor living is a priority for you, a corner lot is worth a serious look.

The exterior design potential is another draw. With street frontage on two sides, you have more flexibility in how the home is oriented and how it presents itself. Side-entry garages, wraparound porches, and more elaborate landscaping are all easier to pull off on a corner. For buyers who care about curb appeal or want a home that feels distinct from its neighbors, that matters.

Corner lots also tend to get more natural light. Without a neighboring home directly to the side, you lose one of the main sources of shade — which means brighter interiors and better airflow. In Miami’s climate, that can also translate to fluctuating usage of air conditioning by season, depending on the home’s orientation.

And if the lot happens to face something worth looking at — a park, a boulevard lined with palms, the water — the views from a corner lot can be genuinely spectacular. Large windows and second-story balconies take full advantage of that exposure in a way that mid-block homes simply can’t match.

The Case Against a Corner Lot in Palmetto Bay

More land is more to maintain. That’s not a dealbreaker for everyone, but it’s worth being honest with yourself about whether you want to spend weekends managing a larger lawn, more hedges, and more hardscape. If low-maintenance living is the goal, a corner lot works against you.

Privacy is the other trade-off most buyers feel quickly. Being visible from two streets means more people past your windows, more headlights sweeping through at night, and a general sense of being more exposed than you might like. Some people adapt to it easily. Others never stop noticing it.

Corner lots are also more accessible from the street — which is a double-edged thing. It can be convenient, but in some neighborhoods it’s worth thinking about from a security standpoint. Most buyers address this with fencing, better lighting, or a camera system, and the actual risk varies enormously depending on where the home is located.

So, Is a Corner Lot Right for You?

It comes down to what you value most. If space, light, and design flexibility are at the top of your list, a corner lot is hard to beat in Palmetto Bay’s market. If privacy and low maintenance matter more, a mid-block home might suit you better — and there are plenty of great ones.

Either way, the Kern Team can help you figure out what’s actually available in the neighborhoods you’re considering. Get in touch and let’s talk through what matters most to you — we’ll take it from there.

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Buying a Home in Flood Zones: What Miami Buyers Should Know

Drew Kern — Tue, 12 May 2026 08:33:00 +0000

Miami’s waterfront communities are some of the most beautiful places to live in the country. They’re also some of the most flood-prone. Hurricanes are part of life in South Florida, and that reality is baked into the real estate market — sometimes literally into the price, and always into the insurance costs.

If you’re shopping for a home in Miami, there’s a good chance you’ll fall for a property that sits in a flood zone. That doesn’t mean you should walk away. But it does mean you need to go in understanding what that means.

What Is a Flood Zone in Miami?

A flood zone is a geographic area that FEMA has identified as statistically likely to experience flooding. In Miami, most properties fall into one of three categories:

Zone A or V — High-risk. These areas carry a 1% or greater annual chance of flooding and typically require flood insurance for any federally backed mortgage.
Zone B or X-Shaded — Moderate risk. Lower than Zone A or V, but still worth factoring into your budget and insurance planning.
Zone C or X-Unshaded — Minimal risk. Flood insurance isn’t usually required here, though some buyers still choose to carry it.

You can look up any address on FEMA’s flood map, but a good local agent will already know which zones apply to the neighborhoods you’re considering.

How Flood Zones Affect the Home Buying Process

If the home you want sits in a high-risk zone, your mortgage lender will require flood insurance before approving your loan. Depending on the property, that can add hundreds to thousands of dollars to your annual housing costs — so it needs to be part of your budget conversation from the start, not a surprise at closing.

Flood zone designation can also affect resale value down the line. Buyers are naturally cautious about safety risks and elevated insurance costs, and that caution shows up in what they’re willing to pay. It’s worth understanding what you’re taking on before you commit.

That said, not all flood zone properties are created equal — and that’s where mitigation history matters.

How to Tell if a Home Is Well-Prepared for Flooding

Two homes can sit in the same flood zone and carry very different levels of actual risk. Here’s what to look for:

Elevation Certificate — This document shows whether the home is built above the flood zone’s Base Flood Elevation (BFE). If it is, your insurance premiums could be significantly lower than the zone designation alone would suggest.
Foundation — Elevated foundations and flood vents are both meaningful risk reducers.
Drainage — Well-maintained gutters, French drains, and thought out landscaping all reduce the likelihood of water getting in when it rains hard.

These aren’t just safety features — they also make the home more attractive to future buyers if you ever decide to sell.

Work With Someone Who Knows the Territory

Flood zones add a layer of complexity to the buying process that’s easy to underestimate if you’re not familiar with FEMA designations, elevation certificates, and how insurers price risk in different parts of Miami-Dade.

The Kern Team works in these neighborhoods every day. We know which questions to ask sellers, which disclosures to request, and how to help you find a home that you can actually afford to own. If that’s what you’re looking for, we’d love to have that conversation.

CONTACT

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State of the Market: Cutler Bay

Drew Kern — Tue, 05 May 2026 08:28:00 +0000

Cutler Bay had a strong run in 2025. Strong enough that by mid-year, it was one of the more talked-about family-friendly suburbs in Miami-Dade. Then the market started to cool.

That’s not necessarily bad news — it depends on which side of the transaction you’re on.

Here’s a clear-eyed look at where things stand right now.

How Much Inventory Is Available in Cutler Bay?

There are roughly 230 homes for sale in Cutler Bay as of February 2026 — about the same number as spring 2025. But the comparison stops there.

Back then, that inventory represented around 5 months of supply. Today, that same number of homes represents nearly 8 months of supply, because far fewer sales are closing each month. That’s a meaningful shift. It means buyers have more options and real leverage — this is a buyer’s market.

How Many Sales Are Taking Place in Cutler Bay?

Sales peaked in Cutler Bay last July and have been declining since. In February 2026, fewer than 30 transactions closed — the lowest monthly total of the past year.

With inventory staying high and sales slowing down, homes are sitting longer. The average listing is spending just over 90 days on the market right now, compared to under 60 days last summer. If you’re a buyer, that extra time works in your favor. It gives you room to look carefully, compare, and negotiate.

What Are Homes Actually Selling For in Cutler Bay?

Asking prices have been drifting down since summer 2025. In February, the average asking price came in just under $650,000.

Selling prices are a different story — they’ve been volatile. From January to February alone, the average sale price dropped from around $655,000 to just under $560,000. Month to month, that kind of swing is worth paying attention to.

On a per-square-foot basis, homes sold for just over $300 in February — lower than any month in 2025 except January. For buyers keeping an eye on value, that’s a number worth noting.

What This Means If You’re Buying or Selling

If you’re buying: the conditions right now are about as favorable as they’ve been in a while. Plenty of inventory, motivated sellers, and prices that have come down from their peaks. It’s a good time to take your time, see what’s out there, and make an offer with confidence.

If you’re selling: patience may be your best strategy. The market tends to pick back up in late spring and summer, and waiting a few months could mean a better outcome. Pricing aggressively right now is an uphill battle when buyers have this many choices.

If you’re thinking about making a move to Cutler Bay this year, we’d love to help you get oriented. The Kern Team knows this neighborhood well — we can show you around, walk you through what’s currently on the market, and give you a straight read on which listings are worth your time. Reach out whenever you’re ready.

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Miami’s Best Country Clubs and Golf Communities

Drew Kern — Tue, 21 Apr 2026 10:00:00 +0000

Miami is home to some of the most affluent country clubs in the United States. These communities offer unparalleled levels of exclusivity, comfort, and sophistication.

With so many renowned clubs to choose from, it can be difficult to tell what sets them apart. That’s why we’ve created this guide to the top country clubs in Miami, many of which are highly touted for their golf courses and unique array of high-quality amenities.

Fisher Island Club

As far as exclusively goes, Fisher Island Club is tough to beat. It’s located on a private island accessible only by ferry or private boat. Thus, Members enjoy a private beach club and marina, making Fisher Island Club particularly desirable for yacht owners. This club also features world-class amenities including 17 tennis courts, a lavish spa, and various food options ranging from casual to fine dining.

Of course, Fisher Island Club’s centerpiece is its championship golf course designed by P.B. Dye. This 9-hole course offers breathtaking views of Biscayne Bay and the Miami skyline, and each hole is distinguished by lagoons, lakes, and sculpted bunkers. PGA instructors are available for lessons on the island grounds.

Indian Creek Country Club

Like Fisher Island Club, Indian Creek Country Club is situated on a private island and highly exclusive, home to just 300 members. If you’re not a member, you can’t even access the official Indian Creek Country Club website.

The club’s 41 mansions are surrounded by an immaculately manicured golf course. Every year, hundreds of professional golfers come from all over the world to play at Indian Creek. In between rounds, players can enjoy drinks at the clubhouse, an Italian-style mansion featuring numerous loggias and terraces overlooking Biscayne Bay.

Riviera Country Club

Located in beautiful village of Coral Gables, Riviera Country Club is a historic private club known for its elegant facilities and lush landscapes. Its championship golf course provides a challenging experience for golfers of all skill levels. Designed by legendary golf architect Donald Ross, the course features tree-lined fairways, strategically placed bunkers and pristine greens.

Riviera Country Club’s amenities include tennis courts, swimming pools, a fitness center, and various fine dining options inside the clubhouse. Like the city of Coral Gables, the clubhouse has a vintage, old-world charm you won’t find at other clubs, and offers panoramic views of the picturesque golf course.

Deering Bay Yacht and Country Club

Deering Bay Yacht and Country Club is situated on the shores of Biscayne Bay, offering breathtaking waterfront views at every angle. For tennis lovers, the club offers a state-of-the-art tennis center complete with multiple Har-Tru courts. It also features an aerobics studio, a junior Olympic-sized swimming pools, several walking trails, and a full-service marina with deep-water access to Biscayne Bay.

In terms of dining options, the clubhouse at Deering Bay Yacht and Country Club might take the top spot with its nightly-themed dinners, gourmet cuisine, and live entertainment in a refined and elegant setting. Members enjoy farm-to-table produce and luxury wine and spirits from all over the globe.

Deering Bay Yacht and Country Club also houses the only Arnold Palmer-designed golf course in South Florida. The par 71 course even overlooks a wildlife preserve, so you get to look at beautiful tropical wildlife while you tee off.

La Gorce Country Club

La Gorce Country Club is a serene retreat situated on a lushly landscaped property spanning over 150 acres. Membership is invitation-only, which means that in addition to tennis courts, swimming pools, and fine dining (think escargot), members enjoy some serious bragging rights.

At the heart of La Gorce is its 18-hole golf course, designed by Jack Nicklaus and set against the gorgeous backdrop of Miami Beach. You get the same view at the clubhouse, which features architecture that’s just as classic and sophisticated as the food.

Much like Deering Bay, La Gorce Country Club hosts various social events, friendly competitions and lively festivities throughout the year, fostering a sense of community among its members.

If you’re interested in buying a home near one of these prestigious clubs, the Kern Team is happy to help. Whether your priority is golf, boating, or simple coastal living, we can help you find the right home for your aspirations. Get in touch and let us be your guide to the greatest comforts Miami has to offer.

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What to Do This Weekend in Palmetto Bay

Drew Kern — Tue, 14 Apr 2026 10:00:00 +0000

Though Palmetto Bay is a small, tight-knit community, there’s no shortage of things to do on the weekends. If you have kids, you have plenty of recreational destinations to choose from, both indoors and outdoors. The best part? These places are fun for the whole family, so you’ll be just as entertained as your little ones.

Without further ado, here are some of our favorite things to do on the weekend in Palmetto Bay, Florida:

Enjoy the “Village of Parks”

Palmetto Bay is famously known as the “Village of Parks” because it’s home to more than 10 beautiful parks and preserves. In Northern Palmetto Bay lies Coral Reef Park, which offers a bevy of playgrounds, picnic areas, walking paths, and a nature preserve with tropical wildlife along with updated facilities for tennis, racquetball, soccer, football, basketball, etc.

Moving south towards the heart of Palmetto Bay, the Deering Estate offers 400+ acres of land for hiking, biking, and soaking up amazing views of Biscayne Bay.

No matter where you live in Palmetto Bay, there’s always a park nearby, whether it’s Palmetto Bay Park, Bill Sadowski park, or Ned Glenn nature preserve.

Go to the Zoo

About 15 minutes south of Palmetto Bay Park is the world-famous Miami-Dade Zoological Park and Gardens, a.k.a. Zoo Miami! The largest and oldest zoological garden in Florida, Zoo Miami is absolutely massive (approximately 750 acres), so it’s the perfect place to spend the whole day.

Today, Zoo Miami is home to more than 2,000 animals representing over 375 different species. Your kids will see jaguars, hippos, cheetahs, elephants, and you can even feed the giraffes! There’s also multiple play areas for small children located throughout the park.

Food Festivals, Concerts, and Other Local Events

One of the many rewards of living in such a vibrant community is a steady schedule of local events all year long. The aforementioned Deering Estate regularly hosts outdoor concerts and outdoor movie nights. Likewise, the Perrine Community House hosts meetings for all sorts of local organizations in addition to regular fitness classes and art exhibitions.

Palmetto Bay also attracts families from all over Miami for its farmers markets and food festivals. This month will be the 20th Annual Deering Seafood Festival, featuring delicious local seafood, musical performances, cooking demos and culinary activities for kids!

Go Shopping at The Falls

About 10 minutes up North from Coral Reef Park is The Falls, a massive shopping center that boasts more than 100 specialty stores and popular retailers surrounded by tropical foliage. Adults can peruse their favorite designer brands, and kids can enjoy all sorts of playful amusements such as The Slime Factory, a sensory-focused “science lab” in which kids create colorful, gooey masterpieces decorated with a variety of toppings and scents.

The Falls also features a 1,344 square foot play area where kids can play, climb, and slide while parents take a break from their shopping.

Bonus: Paint Me One

If you’re looking for something creative and different to do with the family, Paint Me One is a group experience like no other. You get a private “glow” room where each member of the family unleashes their inner Jackson Pollock through the fun-filled art of splatter painting.

Armed with a rainbow of psychedelic colors, everyone creates their own pieces of art on canvas while simultaneously drenching each other in paint. Talk about a healthy channel for self-expression!

For any further information about recreational activities in Palmetto Bay, the Kern Team is happy to be your guide. Get in touch and we’ll take you on a tour of this highly overlooked area of Miami-Dade County.

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Best Family-Friendly Restaurants in Coral Gables & Pinecrest

Drew Kern — Tue, 07 Apr 2026 10:00:00 +0000

Miami-Dade County is full of family-friendly neighborhoods, but very few are as highly coveted as Coral Gables and Pinecrest. Both Pinecrest and the Gables are particularly ideal for families for a host of reasons, from schools to recreational activities to their quiet atmosphere that feels completely removed from the hustle and bustle of the city – but with close access.

Another reason is their massive selection of kid-friendly restaurants. Here are some of our favorite restaurants to take the whole family in Coral Gables and Pinecrest, starting with the former:

CRAFT Coral Gables

If keeping the kids happy is priority #1, simple is the way to go. CRAFT is a beloved local spot for breakfast, lunch, and dinner because they’ve got everything kids love: pizza, burgers, pancakes, chicken fingers, French fries, as well as delicious sandwiches, pasta dishes, and all sorts of brunch classics for mom and dad.

If you’re in the mood for comfort food, it’s the perfect place to take the kids after a long day. They even have outdoor seating, and the super casual but clearly elevated environment is great at accommodating large groups.

Doc B’s

Located on Miracle Mile, Doc B’s Restaurant + Bar serves food made from scratch daily, so you know your kids will be getting nutritious, high-quality eats. Adults love their iconic Wok Out Bowls and entree-sized salads, while kids have a ton of classic options to choose from, including an array of indulgent desserts. This American restaurant also serves up an extensive selection of craft beer, wine, spirits, as well as signature cocktails.

450Gradi

If you love Italian food (who doesn’t?) and you’re ready for an upscale night with the family, 450Gradi has you covered. Also located on Miracle Mile, 450Gradi is renowned for its authentic Neapolitan pizzas and pastas.

The pizza menu is unbelievable (amazing varieties you’ve never tried before), and they’re baked right in front of you. Kids love watching the pizzas come out of the oven (“I want THAT one!”), and adults can enjoy the classic Miami vibes and the high-quality Italian fare. If it’s someone’s birthday, they give you a piece of cake with a sparkler!

Now for Pinecrest:

Anacapri

No list of restaurants in Pinecrest is complete without Anacapri. It’s a nice big Italian restaurant in the heart of Pinecrest. Local families host parties and special events at Anacapri all the time, so they are used to accommodating children and large groups.

There’s plenty of dinner options for kids (including a vastly scrumptious dessert menu) and you don’t have to worry about your family being too loud – it’s expected in this lively, authentic establishment that regularly attracts Italian-Americans from all over South Florida.

Flanigan’s Seafood Bar and Grill

You don’t have to go to Flanigan’s on the regular, but it’s an iconic memory for everyone who grew up in Miami for a reason. It’s packed with families every weekend, and not just because kids can’t get enough of their signature green cups. There’s a little arcade with video games for kids to play, and the nautical-inspired scenery is such a trip down memory lane.

Popular menu choices for kids include their grilled cheese sandwich and the creamiest Mac and Cheese in town. Flanigan’s is also famous for its super friendly service, and they make sure every single guest has a good time.

Pincho

Nothing brings kids and adults together like the almighty burger. At Pincho Factory, you can go for a basic but delicious cheeseburger and fries or one of their myriad varieties like the Toston Burger, the Perfecto Burger, and their signature Latin-inspired Pincho Burger! In the mood for something else? Try Pincho’s Brazilian, ultra-crispy chicken skewers, or their fascinating take on the American hot dog.

Families love Pincho because it’s tasty and flavorful but not too spicy, so if you want to embark on the bold journey of expanding your child’s palette beyond cheeseburgers…this may be your best bet!

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State of the Market: Palmetto Bay

Drew Kern — Thu, 02 Apr 2026 10:00:00 +0000

When many people talk about local real estate, they will bring up things like economic volatility and geopolitical tensions. They’ll say they impact local markets and makes neighborhoods, like Palmetto Bay, harder to read than usual.

When we look at a neighborhood, we work hard to take our opinions out of the analysis and concentrate strictly on the data. When we do that, we see prices are currently holding in Palmetto Bay.

How Much Inventory is Available in Palmetto Bay?

Inventory in Palmetto Bay has been on a steady decline since the summer. This is relatively common for family-friendly neighborhoods, where real estate transactions tend to hit their annual peak in June or July as families prefer to purchase homes before early spring.

In January 2026, there were just under 130 homes for sale in Palmetto Bay, about the same as February 2025. Inventory usually picks back up in Palmetto Bay towards the end of winter or early spring, so we’ll see if this trend continues into 2026.

Despite this decline, there’s still just under 7 months of inventory available based on closed sales. Technically speaking, this means that Palmetto Bay is in a balanced market (a balanced market is when there is 6-9 months of inventory available).

How Many Sales are Taking Place in Palmetto Bay?

Like many other parts of Miami-Dade County, sales tend to fluctuate on a month-to-month basis in Palmetto Bay. In January 2026, just under 20 homes were sold, compared to just under 30 in December of 2025. That’s on the lower side but not far from average for Palmetto Bay, and comparable to other suburban neighborhoods like Pinecrest or Coral Gables.

Since there’s fewer sales and less inventory, homes are also spending more time on the market. In January 2026, the average home for sale spent just under 70 days on the market, which is slightly higher than average for Palmetto Bay. That’s no surprise since the real estate market slows down in Palmetto Bay during the winter, and houses typically spend considerably less time on the market during the spring.

What are Houses Selling for in Palmetto Bay?

Selling prices in Palmetto Bay have gone up and down like a yo-yo since the middle of the summer. At the beginning of 2026, that yo-yo went way, way up. In December of 2025, the average selling price in Palmetto Bay was just over $1,050,000 compared to $1,450,000 in January 2026.

That’s very different from this time in 2025, when the average selling price was a little over $950,000.

What This Means for Buyers and Sellers

It will be very interesting to see what happens over the next few months in Palmetto Bay. The fundamental qualities of Palmetto Bay are the same as they always were, and the question comes down to supply and demand.

However, there’s still a decent number of homes for sale, and the slow season can actually be a very advantageous time to buy a home. When a home is on the market in Palmetto Bay, there’s a willing seller. If the price is fair, there will be willing buyers ready to submit offers.

When you’re ready to list your home or move to Palmetto Bay, the Kern Team is happy to help. We’ve facilitated myriad real estate transactions in this highly-coveted area so we’re ready to tell you everything you need to know about the local market.

Get in touch with our team today and we’ll give you the inside scoop on all the hottest listings.

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State of the Market: Pinecrest

Drew Kern — Tue, 24 Mar 2026 10:00:00 +0000

Hailed for its quiet, lush streets and peaceful vibe, Pinecrest is one of the most coveted neighborhoods for families in South Florida. Like a lot of family-friendly parts of Miami-Dade, the Pinecrest real estate market saw a lot of activity towards the late spring and early summer of 2025.

Since then, however, the market has remained in a state of flux, with the advantage leaning towards buyers. So, if you’re looking to snatch up a reasonably priced home in Pinecrest, time is of the essence.

How many homes are for sale in Pinecrest?

Pinecrest is one of the smaller villages of Miami-Dade County, so you’re not going to find as much inventory as, say, Coral Gables or Kendall. In December of 2025, there were just under 130 homes for sale.

That’s almost nine months of available inventory (roughly the median inventory level for Pinecrest), which means that Pinecrest is still technically in a buyer’s market.

Still, it’s worth noting there were many more homes for sale last spring, and there’s been a steady decline in inventory since June.

Real estate sales in Pinecrest

In December of 2025, about 15 homes were sold, a fairly typical month in Pinecrest.

Interestingly, last year’s sales in Pinecrest reached their peak in September, and have been on a small but steady decline ever since.

This helps explain why houses are spending a little over 100 days on the market on average. That’s on the higher side for Pinecrest, especially compared to the first seven months of 2025. Back in June, the average house for-sale spent just 50 days or so on the market, when there was more than 14 months of inventory available.

What are homes selling for in Pinecrest?

Since there’s less inventory and fewer sales, asking prices in Pinecrest are on the rise. In December of 2025, the average asking price was approximately $6,600,000 compared to approximately $6,200,000 the previous month.

Selling prices, on the other hand, are a different story. Since July, the average selling price in Pinecrest has dramatically increased or decreased on a month by month basis. From October to December 2025, for example, the average selling price (in thousands) went up to $4,000,000 and the dropped all the way down to $2,800,000.

Why is there this discrepancy? Many Pinecrest sellers don’t have to sell, and they can list their home for a high amount in case someone comes along and wants to buy it…but they are just fine living there if there are no takers at their number.

What This Means for Buyers and Sellers

The beginning of a new year is often a critical time for the Pinecrest market. Though inventory isn’t expected to climb back up anytime soon, asking prices are likely to continue their upward trajectory.

In other words, buying a home for a fair price probably isn’t going to change compared to the last few months. Your best bet might be to use the current market’s volatility to your advantage and negotiate a good price with someone who wants to sell ASAP.

The complexity of the Pinecrest real estate market further emphasizes the importance of working with a real estate team that knows this area. So, if you’re thinking of making Pinecrest your new home in 2026, contacting the Kern Team is a great first step. We’re happy to show you around and give you the inside scoop on the newest listings in Northern and Southern Pinecrest.

Get in touch and we’ll answer any question you have about this vibrant, tight-knit suburb of Miami!

The post State of the Market: Pinecrest appeared first on Drew Kern Real Estate | Your Source for Miami, Florida Real Estate.

Spring Cleaning Tips That Boost Home Value

Drew Kern — Tue, 17 Mar 2026 10:00:00 +0000

Spring is the perfect time to freshen up your home, especially if you’re thinking of selling. A clean, fresh-looking home can make a huge impression on potential buyers. Everybody wants to see a home that appears well-maintained and ready to live in.

With that in mind, here are a few spring cleaning tips to give your home’s perceived value a big boost:

Enhance Curb Appeal

Your home’s exterior is your second – and arguably your most important – opportunity to impress potential buyers (first is photos of your home as almost all home searches start online these days). If they don’t like what they see, it can color their judgment for the rest of the tour.

So, it’s certainly worth your time to power wash your home’s siding, walkways, driveways, and porches. If your front door could use a new coat of paint, go for it. Trim your hedges, mow your lawn, and plant some new flowers in your front yard.

Deep Clean Key Spaces

Of all the rooms inside your home, your kitchen and bathrooms will likely draw the most attention. This is where buyers will expect to see the utmost cleanliness. So, give both spaces a real scrub from top to bottom. That means everything you can see: ceiling fans, vents, light fixtures, floors, baseboards, tile grout, etc. Buyers will be looking inside your cabinets and even behind your appliances so make sure those are squeaky clean as well.

Fresh Coat of Paint

A fresh coat of paint on your walls is like a clean slate. The colors you choose can also make your home look more welcoming and inviting. We recommend playing it safe with neutral tones, since bold colors can be distracting or even visually jarring for potential buyers. If you’re bored with traditional neutral choices like white or grey, go for a creamy beige or even Melodious Ivory, Dutch Boy Paints’ 2026 Color of the Year.

These options are wonderful for evoking a calming aesthetic, and potential buyers will have an easier time remembering your house when they can associate it with a specific feeling.

Polish Hardware and Fixtures

After giving your kitchen and bathroom a deep clean, take a few more minutes to polish the faucets, knobs, and cabinet pulls in each space. Fixtures are the perfect example of a minor detail that really stands out to potential buyers. A little more shine makes your house looks new, and it shows that you’ve clearly taken great care of it.

Declutter Room by Room

This is an essential step if you plan on selling your home, so you might as well get it over with now. Go through each room and choose which items you want to keep, donate, or throw away. The general rule is, if an item hasn’t brought you any value in the past month, it’s probably just in the way. Living in a decluttered and more organized space is also just better for your mental health, and it’ll make the home selling process a lot less stressful.

Are you considering listing your home in the near future? If so, a great first step is contacting an experienced local real estate team, and the Kern Team is happy to help. We can walk you through each step of this life-changing journey, including preparing your home for sale and maximizing its perceived value. Get in touchand we’ll explain everything you can do to facilitate a quick and lucrative sale!

The post Spring Cleaning Tips That Boost Home Value appeared first on Drew Kern Real Estate | Your Source for Miami, Florida Real Estate.