Housing & affordability
18% of the score · 50/100
D+
Median home value$567,900
Miami $443,300
Median rent$1,905/mo
Miami $1,869/mo
Cost-burdened households41%
Miami 46%
Kendall
Miami-Dade County79,562 residentsMiami-Dade
61
C
Suburbgrade score
8th of 60 Miami suburbs. Strongest on cost of living, held back by commute & transport.
61
Miami median 55
0 · F
A+ · 100
Launch-day rule. Residents is not counted for Kendall yet: no poll responses so far. The overall score of 61 is computed on the other six categories, re-normalised to 100%. Answer the poll →
What living here is actually like
Written summary in preparation This page is waiting for its written summary, and for a person to check it. Until then it is excluded from search engines.
What Kendall is like to live in, by category
Bars show Kendall against Miami. Weights are published in full.Schools
18% of the score · 63/100
C+
Within-state proficiency73rd pct
Miami median 68th pct
Student–teacher ratio19.7
Miami median 19.4
Graduation rate86%
Miami median 87%
Cost of living
14% of the score · 74/100
B
Housing cost index106
Miami 100
Eff. tax rate0.71%
Miami 0.86%
Local sales tax7.00%
Miami median 7.00%
Commute & transport
14% of the score · 48/100
D+
Mean commute30.0 min
Miami 29.3 min
Under 30 minutes53%
Miami 53%
Transit stops / sq mi8.8
Miami median 12 · within 2 miles
Amenities
12% of the score · 73/100
B
Restaurants & cafés61
Miami median 37 · within 2 miles
Groceries6
Miami median 8 · within 2 miles
Parks39
Miami median 30 · within 2 miles
Employment & income
12% of the score · 63/100
C+
Median household income$87,325
Miami $76,527
Unemployment3.3%
Miami 5.1%
Professional occupations51%
Miami 39%
Residents
12% of the score · inactive
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No responses yet. Residents is excluded from the score until eight people answer.
Ask the people who live here
Twelve yes/no questions, one tap each. No dataset knows whether the yards are kept or whether anyone talks to their neighbours. Answers feed the Residents grade, which needs eight responses before it counts.
Nobody has answered for Kendall yet. If you live here, you can be the first.
Is it quiet at night?
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Do you feel safe walking after dark?
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Can you walk to a grocery store?
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Is it good for young children?
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Are yards and streets well kept?
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Tap either button to answer — no account neededAll twelve questions →
Better than Kendall on commute & transport
Kendall's weakest grade is D+. Six suburbs are within 25 miles and score higher on the same four inputs.
SuburbCommuteOverall
Coral Gables6 mi from KendallB− 58 C Miami Beach16 mi from KendallC+ 62 C Doral10 mi from KendallC 60 C Miami12 mi from KendallC 61 C Aventura24 mi from KendallC 61 C Fountainebleau7 mi from KendallC− 58 C Mean commute: ACS 2020–24 · Commuting under 30 minutes: ACS 2020–24
Common questions about living in Kendall
Is Kendall, FL a good place to live?
Kendall scores 61 out of 100, 8th of 60 Miami suburbs. It is strongest on cost of living and weakest on commute & transport. Every weight behind that score is published on the methodology page.
Is Kendall expensive to live in?
Cost of living grades B. The median home is $567,900, 28% above the Miami median, and the effective property tax rate is 0.71%. $1,905/mo is the median gross rent.
How good are the schools in Kendall?
Schools grade C+. The districts serving Kendall sit at the 73rd pct within-state proficiency percentile, with a 86% graduation rate and a 19.7 student–teacher ratio. Kendall is served by Miami-Dade. Proficiency is only ever compared inside the same state.
How long is the commute from Kendall?
The mean commute is 30.0 min, with 53% of workers travelling under 30 minutes and 15% working from home. Transit density is 8.8 stops per square mile.
Can you walk anywhere in Kendall?
Within two miles there are 6 groceries, 61 restaurants and cafés and 39 parks, which grades B on amenities.
Are the homes in Kendall old or new?
The median home in Kendall was built in 1978 — close to the Miami median of 1982. That is a median, so a town can be half post-war and half new-build and still land there. 56% of homes are houses rather than flats.
Every answer is built from the figures on this page, with their sources and as-of dates on the methodology page.