Kendall today
What this means
Values in Kendall are about flat (+1.3% in a year).
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| Kendall | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 79,562 (Census survey) | ||
| Median home value | $567,900 | 23% higher | 58% higher |
| Median gross rent | $1,905 | 4% higher | 14% higher |
| Median household income | $87,325 | 22% higher | 17% higher |
| Owner occupied homes | 62.2% | +10.0 pts | -5.4 pts |
| Residents 65 and older | 20.6% | +3.7 pts | -0.7 pts |
| Average commute (minutes) | 30 | 3% lower | 7% higher |
| Homes built 2010 or later | 4% | -7.4 pts | -10.2 pts |
| Median property tax paid | $4,218 | 13% higher | 55% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Kendall
Unincorporated Miami Dade community about 14 miles southwest of downtown Miami, with US 1 on its east side.
As an unincorporated area, Kendall follows Miami-Dade County rules for zoning, permits and short term rentals.
Known for: Dadeland Mall; The Falls; Pollo Tropical headquarters
Growth moved west from the 1970s to the 1990s; the Turnpike's Homestead Extension forms the west edge.
Compared with Miami-Dade County as a whole, homes are pricier than the county median ($567,900 vs $463,000); household incomes are higher ($87,325 vs $71,753); more homes are owner occupied (62.2% vs 52.2%) and housing is older (4% built since 2010 vs 11.4%).
If you like the numbers here, also look at Jacksonville Beach ($575,800, $1,848), Miami Beach ($556,700, $1,826), Coral Springs ($545,400, $2,084).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Miami-Dade County grew 3.7% from 2020 to 2025.
Half the homes are older than 1978. This is a multifamily heavy market (40.6% in buildings of 5+ units). Average household size is 2.58.
Fewer newcomers from out of state than the county average (0.9% vs 1.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Insurers will want a four point inspection on most older homes here (55.2% predate 1980). Inspections
Large buildings hold 27.6% of homes here; read the reserve study before buying a condo. Condo financing
Flood, storms and jobs
Flood insurance here follows Miami-Dade County, which holds CRS class 3 (35% discount). For county flood claims, disaster history and jobs, see the Miami-Dade County guide (40.5% of homes there are in high risk zones).
Buying a home in Kendall
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $567,900 |
Homes cost 6.5 times median household income here (Miami-Dade County 6.5, Florida 4.8).
- Conventional: the most common loan in Miami-Dade County.
- FHA: $99,100 of room between the median home and the FHA limit.
Investing in Kendall
Long term rentals
| Kendall | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 37.8% | -10.0 pts |
| Rental vacancy | 5.9% | +0.4 pts |
| Rent as share of renter income | 34.3% | -3.9 pts |
Short term rentals
0.8% of homes are held for seasonal or vacation use (Miami-Dade County 4.6%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Nightly rentals depend on local zoning and the HOA; check both. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 40.4% |
| Buildings with 5+ units | 40.6% |
| Manufactured homes | 0.3% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.