Kendall Living: Suburban Miami With City Access

You are scrolling through Zillow at midnight, torn between staying in your cramped Brickell apartment or finally getting that backyard you have been dreaming about. Six months from now, you could be grilling on a real patio while your kids play in the yard, with A-rated schools just down the street and half the rent you are paying now. Kendall makes that suburban Miami life possible without sacrificing city access. Here is what you need to know about making the move.

About Kendall

Kendall is a large census-designated place (CDP) in Miami-Dade County, located about 10 miles southwest of Downtown Miami. Covering 16.1 square miles with approximately 80,000 residents, Kendall offers diverse neighborhoods, shopping centers, and suburban living within Miami's urban core.

Demographics and Community

• 1Population: Approximately 78,500-80,000 (2023)
• 2Median Age: 41.9 years
• 3Diversity: Hispanic (65.5%), White (23.8%), Black (4.3%), Asian (3.1%)
• 4Median Household Income: $83,664
• 5Per Capita Income: $49,885
• 6Poverty Rate: 13.4%

Home Values

• 1Median Home/Condo Value: $672,600

Neighborhoods

Kendall comprises multiple distinct neighborhoods:

West Kendall

Newer development with master-planned communities, shopping centers, and family-friendly amenities. Site of the proposed $2 billion City Park development. Families love the proximity to Zoo Miami and the newer construction with modern hurricane-resistant features. The area around SW 137th Avenue and Kendall Drive offers plenty of dining and retail options.

Kendall Proper

Established neighborhoods with mature landscaping and diverse housing options. You will find a mix of 1970s-80s ranch-style homes with larger lots, many featuring pools and Florida rooms. Streets like SW 104th Street and the areas around Dadeland are popular with professionals who want quick access to the Metrorail.

The Falls Area

Near The Falls shopping center, offering retail access and established residential areas. This open-air mall features a waterfall landscape and upscale retailers, making it a weekend destination for the whole family. Homes here tend to be larger and more established.

Country Walk/Three Lakes

Master-planned communities with parks, lakes, and family amenities. These gated neighborhoods offer a true suburban feel with community pools, playgrounds, and walking trails around scenic lakes. Country Walk Elementary is a coveted school choice for families moving to the area.

Schools and Education

Kendall is served by Miami-Dade County Public Schools with many well-regarded options:

School Quality

• 1Multiple A-rated schools
• 2Magnet program access
• 3Charter school options
• 4Active parent involvement

Higher Education Nearby

• 1Miami-Dade College (Kendall Campus): Two-year programs
• 2Florida International University: 15-minute drive
• 3University of Miami: 20-minute drive

Housing Market

Housing Characteristics

• 1Mix of single-family homes, townhouses, and condos
• 2Gated communities throughout
• 3Housing from starter homes to luxury estates
• 4New development ongoing

2025 Developments

• 1City Park at West Kendall: Proposed $2 billion, 990-acre development with 7,800 residential units
• 2Coral Nest: New 6.5-acre mixed-use development with 38 townhomes

Major Employers and Economy

Employment Centers

Kendall residents have access to major employment throughout Miami-Dade:

• 1Baptist Hospital of Miami: Major healthcare employer
• 2Dadeland Mall Area: Retail and office employment
• 3West Kendall Baptist Hospital: Healthcare
• 4Retail Centers: Multiple shopping destinations

Nearby Business Districts

• 1Dadeland/Datran: Corporate offices
• 2Downtown Miami: 20-minute drive
• 3Doral: Corporate headquarters

Location and Accessibility

Transportation

• 1US-1 (South Dixie Highway): Main corridor
• 2Palmetto Expressway (SR 826): East-west access
• 3Florida Turnpike: North-south access
• 4Kendall Drive (SW 88th Street): East-west corridor
• 5Metrorail: Dadeland stations provide rail access

Commute Times

• 1Downtown Miami: 25-30 minutes
• 2Miami Beach: 35-40 minutes
• 3Miami International Airport: 20-25 minutes
• 4Coral Gables: 15-20 minutes
• 5Homestead: 25-30 minutes

Lifestyle and Recreation

Shopping

• 1Dadeland Mall: Premier shopping destination
• 2The Falls: Open-air shopping center
• 3Kendall Town Center: Retail and dining
• 4West Kendall shopping centers: Convenient local options

Parks and Recreation

• 1Kendall Indian Hammocks Park: Large county park
• 2Tropical Park: Sports facilities and events
• 3Tamiami Park: Recreation and fairgrounds
• 4Zoo Miami: Nearby attraction

Dining

Extensive restaurant options along Kendall Drive and throughout the community, from fast-casual to fine dining.

Community Character

What Makes Kendall Special

• 1Suburban Living: Space and privacy within Miami-Dade
• 2Diverse Housing: Options at all price points
• 3Shopping Access: Major retail destinations
• 4School Quality: Well-regarded public schools
• 5Central Location: Easy access throughout South Florida
• 6Growing Community: New development and investment

Moving Tips for Kendall

Best Time to Move

• 1Fall/Winter (October-March): Best weather for moving, with lower humidity and minimal rain. October through December sees the most pleasant temperatures.
• 2Weekdays: Avoid weekend traffic at Dadeland Mall and The Falls. Saturday afternoons on Kendall Drive can add 30 minutes to your commute.
• 3Early Morning Start: Beat the afternoon thunderstorms that roll in May through October. Most experienced Miami movers recommend starting by 7am.

Local Considerations

• 1Traffic: Kendall Drive (SW 88th Street) is one of Miami's most congested roads. Plan your moving route to use the Palmetto Expressway for east-west travel when possible.
• 2Gated Communities: Many Kendall neighborhoods require 48-hour notice for moving trucks. Get your gate access code and visitor passes arranged at least a week ahead.
• 3HOA Rules: Moving hours are often restricted to 8am-5pm in many communities. Some HOAs require a moving deposit that is refundable after inspection.
• 4Flood Zones: Parts of West Kendall fall into flood zones. Check FEMA maps and factor flood insurance into your housing budget.
• 5Hurricane Season: If moving June through November, have a hurricane plan ready. Know where your shutters are stored and keep important documents accessible.

Frequently Asked Questions

How much does it cost to move to Kendall?

Local moves within Miami-Dade typically range from $400 to $1,200 depending on home size and distance. A 2-bedroom apartment moving from Brickell to Kendall averages $500-700, while a 4-bedroom house from Coral Gables might run $800-1,100. Factors like stairs, long carries, and specialty items (pianos, safes) affect the final price.

Is Kendall a safe neighborhood?

Kendall has lower crime rates than most Miami neighborhoods. The gated communities in West Kendall and Country Walk are particularly family-friendly. Like anywhere in Miami, common-sense precautions apply: lock your car, secure packages, and get to know your neighbors.

What is the commute from Kendall to Downtown Miami?

Expect 25-35 minutes during off-peak hours, or 45-60 minutes during rush hour (7-9am and 5-7pm). The Dadeland South and Dadeland North Metrorail stations connect to Downtown in about 20 minutes, making them a popular option for commuters who want to skip the traffic.

Are there good schools in Kendall?

Kendall has several A-rated public schools, including Sunset Elementary and Palmetto Senior High. The area also offers magnet programs and charter school options. Proximity to Florida International University and Miami Dade College makes higher education accessible.

Our Kendall Moving Services

Our crew has handled hundreds of Kendall moves over the years. We know which gated communities need advance paperwork, the best routes to avoid Kendall Drive congestion, and how to protect your belongings from Florida's humidity during the move.

Services We Offer

• 1Local Moving: Perfect for relocations within Miami-Dade, whether you are coming from Brickell, Coral Gables, or Coconut Grove
• 2Apartment Moving: Condo and apartment expertise with elevator reservations handled
• 3Residential Moving: House-to-house moves with careful handling of pools, patios, and outdoor furniture
• 4Packing Services: Full-service packing with humidity-resistant materials

Ready to Make Kendall Home?

Get your free quote for moving to Kendall. Our team will walk you through the process and give you a transparent estimate with no hidden fees.

Questions about your specific move? Contact us and we will help you plan the details. See what other Miami-Dade families say about working with us in our reviews.