Kendall, Miami — A Cheat Sheet for Buyers, Visitors, & the Curious

LIVING IN KENDALL

Where is Kendall located in Miami-Dade County? 

Kendall is located in the southwestern portion of Miami-Dade County, approximately 10 to 15 miles southwest of Downtown Miami.

The area sits west of the Palmetto Expressway and the Florida Turnpike and extends toward the suburban communities of West Kendall. 

Kendall is surrounded by areas such as Pinecrest, Palmetto Bay, The Hammocks, and South Miami.

Since Kendall is not an incorporated city but a large suburban district within unincorporated Miami-Dade County, its boundaries are defined more by geography and common usage than by official municipal borders.

Is Kendall a city or part of Miami? 

Kendall is not an incorporated city.

Instead, it is a large suburban district within unincorporated Miami-Dade County. Local governance, zoning regulations, and public services are administered by Miami-Dade County rather than by a municipal government.

This distinguishes Kendall from nearby incorporated cities such as Coral Gables, Doral, and South Miami.

What are the boundaries of Kendall?

Kendall does not have official city limits because it is not a municipality.

In general terms, the name refers to the suburban region centered around Kendall Drive (SW 88th Street) and extending several miles north and south from that corridor.

Many residents consider Kendall to stretch from roughly the Palmetto Expressway and Florida Turnpike toward the communities of West Kendall, while extending from around SW 56th Street to approximately SW 120th Street, depending on how the area is defined.

What major roads run through Kendall?

Several major roadways run through Kendall and shape how the district connects to the rest of Miami-Dade County.

Important east–west corridors include Kendall Drive (SW 88th Street) and Sunset Drive (SW 72nd Street), while major north–south routes include the Palmetto Expressway (SR 826), Florida’s Turnpike, and the Don Shula Expressway (SR 874).

These transportation corridors play a major role in daily commuting and connect Kendall to employment centers such as Coral Gables, Doral, and Downtown Miami.

What zip codes are associated with Kendall?

Several postal zip codes are commonly associated with the Kendall area.

These include 33156, 33176, 33173, 33186, and 33193, although additional zip codes may overlap with neighboring communities depending on the specific neighborhood.

As Kendall covers a broad suburban region, postal boundaries often intersect with nearby areas such as Pinecrest, Palmetto Bay, and West Kendall.

What types of homes exist in Kendall? 

Kendall contains a wide variety of housing types.

These include single-family homes in suburban residential neighborhoods, condo complexes, townhouse communities, and newer residential developments located throughout western Miami-Dade County.

Many Kendall neighborhoods were originally developed between the 1970s and 1990s as Miami expanded westward, although redevelopment and new construction continue to occur throughout the district.

How much do homes cost in Kendall in 2025? 

Home prices in Kendall vary depending on neighborhood, housing type, and property size.

As of 2025, many single-family homes in Kendall commonly range from approximately $500,000 to over $1 million, while condos and townhomes may fall within lower price ranges depending on location and amenities.

Since Kendall spans a large geographic area, property values can vary significantly between communities.

Is Kendall considered an expensive place to live?

Compared with many waterfront communities in Miami-Dade County, Kendall is often considered more moderately priced.

However, home prices and living costs have increased as Miami’s population and housing demand have grown. 

The cost of living can vary depending on the neighborhood, housing type, and proximity to major commercial centers.

Can homes in Journey’s End be rebuilt or renovated?

Homes in Journey’s End can be renovated or rebuilt, subject to local zoning regulations and approvals from the City of Coral Gables.

Since many properties sit on large waterfront lots, buyers sometimes purchase older homes with the intention of renovating or constructing new custom estates.

This type of redevelopment is common in Coral Gables’ luxury waterfront communities, where the land itself represents a significant portion of a property's value.

Is Kendall a good place to live?

Kendall is widely considered a desirable suburban area for many families and professionals.

The district offers residential neighborhoods, parks, shopping centers, and schools that support everyday suburban living while remaining within commuting distance of major employment centers such as Coral Gables, Downtown Miami, and Doral.

Is Kendall a good area for families?

Kendall is frequently regarded as a family-oriented suburban district.

Many neighborhoods include parks, schools, and residential communities designed with suburban living in mind. 

Recreational spaces, youth sports facilities, and neighborhood parks are common throughout the area.

These characteristics contribute to Kendall’s reputation as a family-friendly part of Miami-Dade County.

Are there homeowners' associations in Kendall neighborhoods?

Many residential communities in Kendall operate under homeowners' associations, particularly townhouse and condo developments.

HOA fees typically contribute to the maintenance of shared spaces, landscaping, security services, and neighborhood amenities such as pools or recreational facilities.

However, some older single-family neighborhoods in Kendall do not have homeowners' associations.

What are property taxes like in Kendall? 

Property taxes in Kendall follow the Miami-Dade County property tax structure.

Taxes are calculated based on the assessed value of a property and include county taxes, school district taxes, and other applicable assessments.

Since Kendall is located within unincorporated Miami-Dade County, residents do not pay municipal taxes associated with incorporated cities.

What schools serve Kendall residents?  

Students living in Kendall are served by Miami-Dade County Public Schools.

Schools in the broader Kendall area include Miami Killian Senior High School, Devon Aire K-8 Center, and William H. Lehman Elementary School.

Additional magnet, charter, and private school options are also available throughout the surrounding communities of southern Miami-Dade County.

To know more about the private and public schools in Kendall, visit Best Schools in Kendall.

Is Kendall safe?

Kendall is generally considered a typical suburban area in Miami-Dade County in terms of safety.

Crime levels can vary between neighborhoods, as in most large suburban districts, but many residential communities experience relatively low levels of serious crime compared with denser urban areas.

Law enforcement services in Kendall are provided by the Miami-Dade Police Department.

Is Kendall at risk of flooding?

Like many areas in Miami-Dade County, parts of Kendall can experience flooding during periods of heavy rainfall or strong tropical storms.

However, Kendall sits farther inland than many coastal communities, which generally reduces exposure to storm surge compared with neighborhoods located directly along Biscayne Bay.

Flood risk can still vary by property depending on elevation, drainage infrastructure, and proximity to canals or low-lying areas. 

Buyers often review FEMA flood maps and local drainage conditions when evaluating homes in the Kendall area.

What is the lifestyle like in Kendall?

Life in Kendall reflects suburban living within Miami-Dade County.

Residents often experience a mix of residential neighborhoods, shopping centers, parks, schools, and everyday services that support daily suburban routines.

The district’s location also allows access to major roads that connect residents to employment centers and cultural destinations throughout the Miami metropolitan area.

VISITING KENDALL

Can visitors explore Kendall?

Yes. Kendall is a large suburban district open to the public.

Visitors regularly travel through the area for shopping, dining, recreational activities, and access to nearby parks and attractions.

Commercial centers and restaurants throughout Kendall attract visitors from across Miami-Dade County.

For a typical day in Kendall, visit Top 5 Things to Do in Kendall.

What are the main shopping destinations in Kendall?

Kendall contains several major retail destinations.

Two of the most well-known shopping centers in the area are Dadeland Mall and The Falls.

These retail centers feature department stores, restaurants, and entertainment venues that serve shoppers from throughout the region.

Top 5 Shopping Spots in Kendall provides a list of the best shopping areas in Kendall.

Are there parks or attractions near Kendall? 

Several recreational attractions are located in or near Kendall.

One of the most prominent is Zoo Miami, which is one of the largest zoos in the United States.

The Kendall area also includes numerous public parks and recreational facilities offering sports fields, trails, and outdoor spaces.

For parks that allow dogs, you may also visit Dog-Friendly Parks in Kendall.

Is Kendall close to Downtown Miami? 

Kendall is located approximately 10 to 15 miles southwest of Downtown Miami.

Driving time can vary depending on traffic and route selection, but many residents commute to Downtown Miami and other employment centers using the Don Shula Expressway, the Palmetto Expressway, or the Florida Turnpike.

How far is Kendall from Miami International Airport? 

Kendall is located approximately 15 to 20 miles from Miami International Airport.

Driving time typically ranges from about 20 to 35 minutes, depending on traffic conditions and the specific starting point within Kendall.

Is public transportation available in Kendall? 

Public transportation in Kendall includes bus routes operated by Miami-Dade Transit.

In addition, nearby stations connect to the Miami-Dade Metrorail, providing rail access to Downtown Miami and other parts of the county.

UNDERSTANDING KENDALL

Why is Kendall so well-known in Miami-Dade County?

Kendall became widely known as Miami expanded westward during the second half of the twentieth century.

Large suburban developments, schools, and shopping centers transformed agricultural land into one of Miami-Dade County’s largest residential districts.

Today, the name “Kendall” broadly refers to a wide portion of the county’s southwestern suburbs.

Why do people move to Kendall?

Many residents move to Kendall for its suburban environment, residential neighborhoods, and access to schools, parks, and shopping centers.

The area also offers convenient connections to major employment districts such as Coral Gables, Downtown Miami, and Doral.

These factors have helped Kendall remain one of the most populous suburban districts in Miami-Dade County.

What neighborhoods are considered part of Kendall? 

Since Kendall is a large district rather than a municipality, it contains numerous residential communities.

These include areas such as Kendall Lakes, Devon Aire, The Hammocks, and surrounding suburban neighborhoods located along the Kendall Drive corridor.

The name Kendall is often used broadly to describe many communities across southwestern Miami-Dade County.

How does Kendall compare to other Miami suburbs? 

Compared with neighborhoods such as Coral Gables or Coconut Grove, Kendall is more suburban in scale and layout.

The district contains large residential subdivisions, commercial corridors, and shopping centers rather than dense historic neighborhoods.

Its size also makes it one of the largest suburban districts in Miami-Dade County.

When did Kendall begin developing?

Much of Kendall’s development occurred during the 1960s and 1970s as Miami expanded westward.

Agricultural land and open fields were gradually transformed into suburban residential communities, schools, parks, and commercial centers.

Over time, Kendall grew into one of the most recognizable suburban districts in Miami-Dade County.

Why is Kendall considered a major suburban district in Miami?

Today, Kendall functions as one of the largest residential and commercial districts in southwestern Miami-Dade County.

Its combination of suburban neighborhoods, retail centers, schools, parks, and transportation corridors makes it a central hub for many communities located west of the Miami urban core.