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Moving to
Kendall.
Kendall is an unincorporated community in Miami-Dade County, FL. It has no city government: the county runs it, and the Census counts it as its own place.
What it's like to live in Kendall
Kendall is a large unincorporated community in Florida with county unemployment below the national average, a highly educated workforce, and schools with class sizes near the national average. Those factors carry real weight for anyone weighing where to move next.
The tradeoffs are worth naming plainly. Kendall deals with rent well above the national average, home prices well above the national average, commute times longer than most cities, and air quality that falls short of national benchmarks.
The good
- Low unemployment in the county
- Highly educated workforce
- Average class sizes
The not so good
- Rent well above the national average
- High home prices
- Above-average commute times
- Air quality concerns
- High rent burden for renters
- Above-average rainfall
How Kendall compares
Median household income
Median rent (per month)
Median home value
What it takes to move to Kendall
Based on Kendall's median rent, home value and household income
To rent
$3,810
up front: first month plus a typical one-month deposit
- Income to keep rent under 30%: $76,200 a year
- 58% of Kendall renters spend 30% or more of their income on rent
To buy
$113,580
a 20% down payment on the median home
- With 10% down: $56,790
- Homes cost 6.5× the typical local household income (US: 4.1×)
Moving costs, closing costs and taxes not included.
The details
Cost of living▲ 35% above US
$1,905/mo median rent
Rent runs on the higher side, at $1,905 a month median. Whether that premium makes sense usually comes down to the local job market and what it pays. Home prices are steep, with a median around $567,900. Renting first to get a feel for the city before buying is often the more practical route.
Median home value $567,900 · 58% of renters cost-burdened
Job market
2.7% county unemployment
Unemployment in Miami-Dade County is 2.7%, well below the national average of 4.3%. That's the county-wide rate; BLS doesn't measure a place this size on its own.
Miami-Dade County (county-wide)
Safety
336 violent crimes per 100k, whole jurisdiction
Kendall doesn't have its own police department, so there's no crime rate for it alone. The figures shown are for the Miami-Dade County Police Department jurisdiction as a whole, which runs close to the national average for violent crime and covers many communities. Individual neighborhoods can differ a lot from that overall rate.
Property crime 1810/100k · Policed by Miami-Dade County Police Department (county-wide rate) · 2025 data
Getting around▲ 15% above US
30 min average commute
Traffic is a real factor here. The 30 minute average means plenty of commuters are pushing 45 to 60 minutes on a bad day. Proximity to work matters more here than it might elsewhere. 8 in 10 workers drive to work; 16% work from home.
How workers get to work
Climate
Summers are warm, with highs around 88°F, and winters are mild, with lows rarely dropping below 65°F. Rainfall is regular throughout the year.
Average month
30-year averages, 1991–2020
Healthcare
1 hospital
There's one Medicare-certified hospital inside city limits, rated 5.0 out of 5 by Medicare. Hospitals in neighboring towns aren't counted here.
Medicare-certified hospitals
Education & workforce▲ 33% above US
48% bachelor's degree or higher
The population is well-educated, with 48% holding college degrees. That points to a strong professional base and generally a healthy local economy.
Schools
21 public schools inside the boundary
There are 21 public schools inside the boundary and 14 private schools. The student-to-teacher ratio is 18:1, slightly above the national average of 16:1.
Parks & recreation
The nearest national park or historic site is Biscayne National Park (15 miles away). There are 3 national parks and sites within a day's drive.
Bottom line
Kendall's strongest points are county unemployment below the national average and a highly educated workforce; the main tradeoffs are rent well above the national average and home prices well above the national average. A year of median rent ($1,905/mo) equals 26% of the median household income here, more than the 21% typical nationwide. It tends to suit job seekers (county-wide unemployment is low), remote workers (16% of workers here already work from home), and college-educated professionals. It may be a harder fit for renters on a tight budget.
Other places near Kendall
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