Children of Doctor Tommy Jimmy near, 1916
Kendall’s story
112 years in pictures
Census counts: 35,497 in 1970, 80,241 in 2020. The archive holds 12 old photos and papers going back to 1916 and 4 maps from 1950 on.
- 1914Kendall is settled
KendallFL
A city of 79,562, settled in 1914.
7 bordering townsMap →
Photo: Averette · CC BY-SA 3.0
Population
79,562
Census survey, 2020–24
Median home value
$568K
Census ACS
Household income
$87K
median
Median age
42.0
years
Jobs based here
47,234
Balanced
TownGrade
B
#106 of 634 in FL
Is Kendall a good place to live?
For most people who can afford it, yes. Kendall grades B overall, ranked 106th of 634 in Florida. What holds it back is price: homes are expensive, about $568K for a typical one and 7.4 times the Miami metro’s $77K median household income. Kendall’s January low is 59°F, where Florida’s towns sit at 51°F and U.S. towns at 22°F. Kendall is easier to get around on foot or by transit than 93% of U.S. towns. Kendall Indian Hammocks County Park, at 147 acres with 2 miles of trail, is the biggest park or preserve.
What makes Kendall stand out
Where Kendall beats most towns.
WalkabilityA
More walkable than 93% of U.S. towns
5% of workers walk, bike or ride transit
EPA National Walkability Index; Census ACS.
MIAMI-DADE schools
| School | Grades | Students |
|---|---|---|
| Kenwood K-8 Center | PK–8 | 759 |
| Vineland K-8 Center | PK–8 | 671 |
| William H. Lehman Elementary School | PK–5 | 522 |
SchoolsB+
On state tests and graduation
NCES · EDFacts.
How Kendall grades
Each subject compared with towns across the country (schools within Florida), ordered by how far Kendall is from typical.
Its grades run from A for walkability (better than 93% of comparable towns) to D− for cost of living (better than 2%), so the B overall blends very different results.
Cost of livingD−Open →WalkabilityEPA walkability 13.4 of 20; 6.1% of households have no carAOpen →Hazard riskinland flooding tops the listC−Open →Jobs & income$87K median household income; 47,234 jobs based hereB+Open →HealthBaptist Hospital of Miami 1.7 miles awayB+Open →SchoolsB+Open →
Character Graded, but not part of the overall grade.
Described, not graded Taste, not quality: snow or an older crowd is neither good nor bad.
How TownRatings grades towns →
Nearby attractions
All 77 attractions →Hard Rock Stadium and 65 more within 40 miles
Museums, parks, gardens and other places to visit around Kendall. Close and well known come first.
Big draw21 mi Stadium & arenaHard Rock Stadium
Big draw12 mi Stadium & arenaNu Stadium
Big draw13 mi Stadium & arenaKaseya Center
11 mi Stadium & arenaLoanDepot Park
9 mi National ParkEverglades National Park778K visitors a year
5 mi National ParkBiscayne National Park487K visitors a yearSources: National Park Service · ski areas © OpenSkiMap / OpenStreetMap contributors · Wikidata · Wikipedia readership · photos via Wikimedia Commons
Photo credits
Hard Rock Stadium: elisfkc2, CC BY-SA 2.0 · Nu Stadium: Cuban Boy, CC0 · Kaseya Center: jjron, GFDL 1.2 · LoanDepot Park: Roberto Coquis, CC BY 2.0 · Everglades National Park: Everglades NPS from Homestead, Florida, United States, Public domain · Biscayne National Park: National Park Service, Public domain
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Getting set up
Moving to Kendall: who provides what
Kendall is unincorporated, so Miami-Dade County and regional agencies provide most services.
PowerFPL14.6¢/kWh · EIA 2025HIFLD · EIA
WaterMiami-Dade Water and Sewer DepartmentNo health-based violations in 5 years · EPAEPA
Internet7 providers100% of addresses get 100/20 MbpsFCC
Trash & county servicesMiami-Dade CountyMiami-Dade County provides services here
Register to voteOnlineIn Florida you can register online until 29 days before Election Day, in person until 29 days before Election Day, or by mail (postmarked 29 days before).vote.govWho runs elections hereMiami-Dade Supervisor of ElectionsMiami-Dade County; contacts on the Handbook page.FVAP, Sep 2026
ZIP codes33176, 33173, 33156, 3318633176 54% · 33173 23% · 33156 16% · 33186 5%Census 2020
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Nov 17, 2025.
The data
Ordered by what stands out in Kendall.
Kendall has milder winter nights than nearly all U.S. towns and has less COPD than most of Florida, but it has homes that cost more against local pay than most of Florida.
HealthB+
Kendall is healthier than 74% of U.S. towns
Its widest gap with Florida is COPD: 4.6% of its 66,121 adults have COPD, against 7.2% statewide.
Kendall beats the Florida average on 17 of 31 CDC measures and trails it on 1. 13% of Kendall adults have been diagnosed with depression.
74%healthier than U.S. townsB+Health Grade
| Kendall | Florida towns | U.S. towns | |
|---|---|---|---|
| Depression (CDC PLACES) | 13% | 18% | 23% |
| No health insurance, 18–64 (CDC PLACES) | 20% | 14% | 8.1% |
| Frequent mental distress (CDC PLACES) | 13% | 16% | 17% |
| Smoke cigarettes (CDC PLACES) | 8.2% | 13% | 14% |
31 measures vs. Florida
17 better13 too close to call1 worse
| What stands out | Kendall | FL |
|---|---|---|
| Fewer adults with COPD | 4.6% | 7.2% |
| Fewer smokers | 8.2% | 12.4% |
| More uninsured adults | 20.2% | 15.9% |
Baptist Hospital of Miami
1.7 mi away · emergency room
1 of 3
care shortages: mental health
71st
percentile among FL towns
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
SchoolsB+
Kendall’s schools rank ahead of 72% of Florida districts
Its public schools are run by the Miami-Dade school district. Three of its 35 schools are below, each with why it’s listed.
72%of FL districts it outscoresB+School Grade
| School | Level | Students | Letter |
|---|---|---|---|
| Kenwood K-8 CenterLargest public elementary schoolGrades PK–8 | Grades PK–8 | 759 | B+ |
| Terra Environmental Research InstituteLargest public high schoolGrades 9–12 | Grades 9–12 | 1,644 | A+ |
| Somerset Preparatory Academy SunsetTop results in townGrades K–8 | Grades K–8 | 350 | A+ |
NCES · EDFacts · graded within FL on state tests and graduation
Natural hazardsHazard risk grade C−
Inland flooding leads a high hazard risk in Kendall
Expected storm and flood damage is higher than in 72% of U.S. communities. Since 1979, 891 flood insurance claims have been paid out in Kendall.
72risk score of 100
FEMA risk score
Inland floodingHurricanes
891
paid flood claims since 1979
3
federal disasters paid out here
FEMA flood insurance claims · FEMA National Risk Index · OpenFEMA
Climate
Kendall has mild winters and hot summers
January nights average 58.5°, milder than in 100% of U.S. towns; July afternoons average 90.7°.
Kendall has warm winters and warm summers, with plenty of rain. Kendall’s July high is 91°F. Snow is almost unheard of.
91°summer high
Typical low → high °F
Winter60–78°
Spring67–84°
Summer75–90°
Fall71–86°
+2.0°
vs. the 20th-century average
91°
typical summer high
NOAA U.S. Climate Normals, 1991–2020
OutdoorsC+
Kendall has set aside 2.6% of its land for conservation
4.4 miles of trail in 14 parks and preserves.
#338for trails in FL
| Kendall | Florida towns | U.S. towns | |
|---|---|---|---|
| Miles of trail per square mile | 0.3 miles per square mile | 0.4 | 0.4 |
| Conserved land | 2.6% | 3% | 4.3% |
2.6%
conserved · 280 of 10,600 acres
4.4 mi
of trails · 0.3 per sq mi
| Biggest places to walk | Trails | Acres |
|---|---|---|
| 1. Kendall Indian Hammocks County Park | 2 mi | 147 |
| 2. Rockdale Pineland | 0.7 mi | 36 |
| 3. K-Land Park | 0.4 mi | 24 |
Trails & parks © OpenStreetMap contributors · Conserved land: USGS PAD-US
Work & commuteJobs & income grade B+
Kendall has 1.4 jobs for every working resident, and 43,574 people commute in
Most working residents leave Kendall for work: only 11% work in town. The average trip to work in Kendall is 30 minutes. The top destinations are Miami (22%), Coral Gables (8%) and Doral (6%).
11%work in town
| Kendall | Florida towns | U.S. towns | |
|---|---|---|---|
| Average trip to work | 30 minutes | 27 minutes | 25 minutes |
| Work from home | 16% | 14% | 11% |
| Working residents who work in town | 11% | 5% | 8% |
| Median household income | $87,000 | $73,000 | $80,000 |
Where working residents work
In Kendall11%
Miami22%
Coral Gables8%
Doral6%
Three Lakes2%
9 mi
median commute distance
47,234
jobs based in Kendall
Balanced
jobs vs. working residents
A
Walkability grade: more walkable than 93% of U.S. towns
Census LEHD 2023 · ACS
HousingCost of living grade D−
A home in Kendall sells for about $478K at the median
At 7.4 years of the Miami metro’s $77K median household income, the typical home costs more against local pay than in 85% of Florida towns; that ratio is one input to its D− for cost of living. The median property tax bill is $4,218, against $2,730 across Florida, another input to its cost-of-living grade.
62% of households own their home in Kendall.
$478Kmedian sale price
| Kendall | Florida towns | U.S. towns | |
|---|---|---|---|
| Median rent | $1,905 a month | $1,647 a month | $1,185 a month |
| Households that own their home | 62% | 72% | 73% |
| Renters paying 30%+ of income on rent | 61% | 59% | 48% |
Market temperature
46
days on market
95.1%
sale-to-list price
50
homes sold in May
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
Keep exploring
Everything we know about Kendall
18pages on Kendall
The big questions
Out and about
After high school
Colleges nearby
16 within 15 miles of the center of Kendall
American Medical AcademyUniversity or college · Private for-profit · Miami2.5 miSt. John Vianney College SeminaryUniversity or college · Private nonprofit · Miami5.3 mi$25,500 tuitionFlorida International UniversityUniversity or college · Public · Miami6.4 mi$6,565 in-state tuition
About 7 of every 100 Kendall residents are enrolled in college, about the same as Florida.
About Kendall
Census-designated place in Florida, United States
Kendall is an unincorporated area and census-designated place in Miami-Dade County, Florida, United States. It is a principal city in the Miami metropolitan area. At the 2020 census, the area had a population of 80,241.
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
- Area
- 17 sq mi
- Elevation
- 3 ft
- Area code
- 305
Kendall’s neighbors
7 towns share a border with Kendall.
Richmond HeightsSunsetThree LakesGlenvar HeightsThe CrossingsPinecrestKendale LakesKendall
How the neighbors grade
| Town | FL rank | Overall | Cost | Safety | Schools | Health |
|---|---|---|---|---|---|---|
| Kendall | #106 | B | D− | — | B+ | B+ |
| Richmond Heights | #373 | C | D | — | B+ | C |
| Sunset | #95 | B | D− | — | B+ | B+ |
| Three Lakes | #103 | B | D− | — | B+ | A− |
| Glenvar Heights | #119 | B | D− | — | B+ | A |
| The Crossings | #141 | B− | D− | — | B+ | B+ |
| Pinecrest | #17 | A− | D− | — | B+ | A+ |
| Kendale Lakes | #304 | C+ | D | — | B+ | B− |
Kendall, Richmond Heights, Sunset, Three Lakes, Glenvar Heights, The Crossings, Pinecrest and Kendale Lakes report no FBI crime data of their own. Compare Kendall with a neighbor →
Questions about Kendall
Short answers, built from the data on this page.
Is Kendall, FL a good place to live?
For most people who can afford it, yes. Kendall grades B overall, better than 57% of U.S. towns and #106 of 634 in Florida. It grades B+ for health and B+ for schools. Cost of living is its weak spot, with a D−.
Is Kendall, FL expensive?
Yes. The typical home is worth about $568,000, 51% above the Florida typical home. Cost of living, which also weighs rents, property taxes and how many households pay 30% or more of their income for housing, grades D−.
What is Kendall, FL known for?
2 notable people were born here, including JD Natasha and Harvey Clayton.