Everything You Should Know Before Moving to Kendall, FL
Thinking of moving to Kendall, FL? With a population of about 80,000, Kendall offers a warm climate year-round, a high percentage of sunny days, and a diverse, multilingual community. The median home price is $570,000, with average rents around $2,240, reflecting a competitive housing market. Crime rates are moderate for the region, and residents enjoy access to major hospitals, quality public and private schools, and a commute time just over 32 minutes. Explore what makes Kendall a dynamic and welcoming Miami suburb for families and professionals alike.
Demographics - Kendall, FL
Demographics - Kendall, FL
Kendall is home to about 80,000 residents, featuring a diverse and multilingual community where nearly two-thirds speak a language other than English. The median age is 42.1, and the population density is relatively high, reflecting its vibrant suburban character. A majority of residents identify as White, with notable Hispanic and multicultural influences throughout the area.
Population:
80,241
Density:
5,000 per sq mi
Median Age:
42.1
Gender Ratio:
92 males per 100 females
Non-English Speakers Percentage:
65.8%
Ethnic Composition
White:
87.1%
Black:
5.6%
Asian:
2.5%
Others:
4.8%
Cost Of Living
What is the average cost of living in Kendall, FL?
Living in Kendall comes with a higher-than-average cost, with a median home value of $570,000 and typical rents around $2,240 per month. The cost of living index is 122.5, indicating expenses above the national average, especially for housing and transportation. However, Florida’s lack of state income tax can help offset some of these costs for residents.
Median House Value:
$570,000
Gross Rent:
$2,240
Monthly Electricity Charges:
$160
Auto Insurance:
$3,050
House Owner Cost With Mortgage:
$2,410
House Owner Cost Without Mortgage:
$780
State Taxes:
Low:
0%
|
High:
0%
Cost Of Living Index:
122.5
Grocery:
111.0
Housing:
135.2
Utilities:
105.5
Transportation:
128.0
Health Care:
101.6
Miscellaneous:
108.8
Crime
Is Kendall, FL a safe place to live?
Kendall experiences moderate crime rates, with about 238 violent crimes and 1,980 property crimes per 100,000 residents annually. The chance of experiencing a property crime is roughly 1 in 51, which is in line with many other suburban Miami communities. Residents benefit from active law enforcement and community safety initiatives.
Violent Crimes Per 100k:
238
Property Crimes Per 100k:
1,980
Crime Index:
2,218
Chance Of Violent Crime:
1 in 420
Chance Of Property Crime:
1 in 51
Weather
What is the weather like in Kendall, FL year-round?
Kendall boasts a warm, subtropical climate, with average winter highs in the mid-70s and summer peaks near 91°F. The area enjoys about 70% sunny days each year, though it receives nearly 62 inches of annual rainfall, mostly during the summer months. This climate supports a year-round outdoor lifestyle.
Winter
Min:
58°F
Max:
76°F
Spring
Min:
67°F
Max:
84°F
Summer
Min:
75°F
Max:
91°F
Fall
Min:
70°F
Max:
87°F
Average Rainfall Inches:
61.9 inches
Sunny Days Percentage:
70%
Neighbors
Kendall’s residents enjoy a median household income of $72,800 and a relatively low unemployment rate of 3.2%. The area has a poverty rate under 10% and a highly educated population, with over 90% holding a high school diploma and 38% attaining a bachelor’s degree or higher. Commute times average just over 32 minutes, and public transportation usage is modest.
Median Income:
$37,200
Household Income:
$72,800
Family Income:
$83,900
Per Capita Income:
$37,200
Income Male:
$43,600
Income Female:
$32,900
Poverty Rate:
9.8%
Non English Speakers:
65.8%
Rent:
$2,240
Unemployment Rate:
3.2%
Public Transport Usage:
3.5%
Commute Time:
32.4 minutes
Education
High School or Higher:
90.8%
Bachelors or More:
38.2%
Education
How are the schools in Kendall, FL?
Kendall offers strong educational options, including well-regarded public schools like Kendall Elementary and Arvida Middle, as well as private institutions such as Gulliver Preparatory. The area is also close to higher education opportunities, with Miami Dade College’s Kendall Campus and Florida International University nearby. Families benefit from a range of quality choices for all grade levels.
Public Schools
Name:
Kendall Elementary School
Street:
9600 SW 79th Ave
Phone:
305-271-2111
Students:
820
Student Teacher Ratio:
15.7
Name:
Arvida Middle School
Street:
10900 SW 127th Ave
Phone:
305-385-7144
Students:
1,360
Student Teacher Ratio:
18.2
Private Schools
Name:
Gulliver Preparatory School
Street:
6575 N Kendall Dr
Phone:
305-666-7937
Students:
2,200
Colleges
Name:
Miami Dade College - Kendall Campus
City:
Miami
State:
FL
Distance:
0 miles
Students:
15,000
Name:
Florida International University
City:
Miami
State:
FL
Distance:
6 miles
Students:
56,000
Healthcare
Access to healthcare is strong in Kendall, with major hospitals like Baptist Hospital of Miami and Kendall Regional Medical Center offering comprehensive emergency services. The area has approximately 2.7 physicians per 1,000 residents, and 87.5% of the population is insured. Local healthcare facilities are well-rated, providing peace of mind for families and retirees.
Major Hospitals
Name:
Baptist Hospital of Miami
Address:
8900 N Kendall Dr, Miami, FL 33176
Phone:
(786) 596-1960
Type:
General & Surgical
Emergency Services:
Yes
Name:
Kendall Regional Medical Center
Address:
11750 SW 40th St, Miami, FL 33175
Phone:
(305) 223-3000
Type:
General & Surgical
Emergency Services:
Yes
Physicians Per 1000:
2.7
Health Insurance Coverage:
87.5%
Health Care Index:
79.2
Housing Market
What is the housing market like in Kendall, FL?
Kendall’s housing market is competitive, with a median home price of $570,000 and a one-year appreciation rate of 7.1%. About 62% of residents own their homes, and the rental vacancy rate is just under 6%, indicating steady demand. Both buyers and renters can expect a dynamic market with ongoing new construction and low foreclosure rates.
Median Home Price:
$570,000
Average Rent For 2 Bedroom:
$2,240
Owner Occupied Rate:
62.1%
Rental Vacancy Rate:
5.9%
Home Appreciation Rate (1yr):
7.1%
New Construction Rate:
1.6%
Foreclosure Rate:
0.8%
DMV Information
Kendall residents are served by the Florida Department of Highway Safety and Motor Vehicles, with the nearest office located on NW 27th Avenue in Miami. Services include driver licensing, vehicle registration, and title processing. More information and online services are available through the official state DMV website.
State:
Florida
Department:
Florida Department of Highway Safety and Motor Vehicles
Address:
7900 NW 27th Avenue, Miami, FL 33147
Phone:
1-850-617-2000
Website:
Disclaimer: The information provided on this page is based on publicly available sources including AccuWeather, U.S. Census Bureau, local government data, and third-party partners such as Neustar. While we strive to ensure accuracy, all data is provided “as is” and should be independently verified before making any decisions. Movers.com makes no guarantees regarding the completeness or reliability of the information.