Joanna's listing work concentrates on Pinecrest (33156) and Kendall (33176). Those ZIPs sit next to each other on a map and still need different comps, buyer pools, and prep. Start here so the first CMA you request matches the house.
If you already know the ZIP, open that card. If you are on a village-edge street and the last agent blended both markets, use the comparison below, then request a valuation that names the product—not a metro average.
Sell Your Pinecrest Home for Top Dollar with Miami's Top Luxury Team
Village 33156. North, South, East, and West Pinecrest change the ask. Request a Pinecrest street CMA—not a Kendall median, and not a Gulliver-walk number if you sit south of the estate band.
Sell Your Kendall Home with Miami's Neighborhood Expert
Kendall 33176. Killian, Continental Park, and Snapper Creek are different products. Request a street CMA for the neighborhood you actually have—not a Pinecrest paste and not one ZIP average.
These are adjacent, not interchangeable. A list price borrowed from the other ZIP either leaves money on the table or chases an ask the appraisal will not support. Pick the path that matches the house—then open that seller snapshot before you book a consult.
| Factor | Pinecrest 33156 | Kendall 33176 |
|---|---|---|
| What the ZIP is | Village 33156 — estate and family product inside one municipality, not a metro average | 33176 mixed housing — Killian, Continental Park, and Snapper Creek are different products |
| Who typically finances | Prestige and school-zone buyers; appraisals still kill a padded Gulliver-walk ask | Mostly mortgage families plus investors — the first ten feet of the tour and the comps set must match the pool |
| Comp trap | Using a Kendall 33176 median or a South-of-estate sale to set a North Pinecrest list | Pasting Pinecrest 33156 medians or Snapper waterfront onto a Killian or Continental Park street |
| Neighborhoods that change the ask | North / South / East / West Pinecrest — gated vs open and Gulliver-walk vs village entry | Killian (family vs investor), Continental Park (not the county park), Snapper Creek (prestige band) |
| Which CMA to request | A Pinecrest street CMA — village comps, not a Miami-Dade blend | A Kendall street CMA — named neighborhood comps, not a ZIP or Pinecrest paste |
| Page to open next | Sell in Pinecrest (33156), then the neighborhood that matches your street | Sell in Kendall (33176), then Killian or Continental Park if that is the product |
Ready for a street worksheet? Sell in Pinecrest · Sell in Kendall · Free valuation. If the house sits on a village-edge street and you are unsure which set applies, start with the valuation—we will not paste a ZIP average onto the wrong product.
The ZIP cards above get you to the right hub. These three notes answer the questions sellers actually bring to a consult—gated vs open in Pinecrest, family vs investor on Killian, and Continental Park vs the park Google shows first.
Gated streets do not automatically clear a higher ask. Use this when your 33156 tour is about privacy, access, and which buyers will even see the house.
Killian is not a mini-Pinecrest. Family vs investor pools, Killian-only comps, and what not to copy from 33156 medians.
The neighborhood is not the county park listing. Appraisal-safe asks vs Snapper Creek, and how rezoning headlines show up on a tour.
Tell us the address. We will say which ZIP path applies before we talk list price.