Neighborhood guide
What is it like to live in Kendall?
Kendall is a large, mostly suburban part of southwest Miami-Dade spread along Kendall Drive and US-1. Condos and townhouses cluster near Dadeland, and single-family houses fill the quieter streets further west. Dadeland's shopping and two Metrorail stations keep errands and the trip downtown simple.
At a glance
Kendall, October 2026
- Median sale price
- $540,000
- Months of supply
- 7.4 months
- Median days to contract
- 52 days
- Typical HOA or condo fee
- $350–$900/mo
- Flood zones
- Mostly inland, but zones change street by street
SAMPLE Made-up figures for the prototype. At launch they come from MIAMI REALTORS® data for the area's ZIP codes, with the date.
Mike's notes
Draft Draft notes. Mike replaces them with what he's seen firsthand.
Getting around
From Dadeland North and Dadeland South, Metrorail runs to Brickell and downtown. By car, the Don Shula Expressway and the Turnpike serve west Kendall, and Kendall Drive is slow at rush hour.
Parking
Condos near Dadeland usually include one or two assigned spaces, and guest parking is tight in older buildings. Houses have driveways.
Insurance and flood
Ask for the exact flood zone before you fall for a house. In condos, ask when the master policy renews and what the deductible is.
Homes in Kendall right now
ActiveSAMPLE$749,000
4 bd · 2 ba · 2,050 sq ft190 m² · House
12415 SW 104th Sample TerMiami, FL 33186
Courtesy of Bayline Sample Realty · 305-555-0142
ActiveSAMPLE$389,000
2 bd · 2 ba · 1,180 sq ft110 m² · Condo
10850 SW 88th Sample St #4BMiami, FL 33176
Courtesy of Realty ONE Group Royal Oaks · 305-555-0100
PendingSAMPLE$529,000
3 bd · 3 ba · 1,620 sq ft151 m² · Townhouse
15210 SW 72nd Sample LnMiami, FL 33193
Courtesy of Realty ONE Group Royal Oaks · 305-555-0100
Condo checks in Kendall
- Many Dadeland-area buildings are 30 years old or more, so ask for the milestone inspection report.
- Compare the reserve study to the budget: is the association actually funding what the study says?
- Check rental rules if you might rent the unit later. Some buildings require a minimum lease or ownership period.
Questions people ask
Is Kendall mostly condos or houses?
Both. Condos and townhouses are concentrated near Dadeland and the main roads, and single-family houses make up most of the streets further west.
Can I get downtown without a car?
Yes, from near the Dadeland North or Dadeland South Metrorail stations. Further west, most trips start by car or bus.
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New homes in this area by email. No password needed.
MLS disclaimer
Data last updated:
The multiple listing information is provided by the MIAMI Association of REALTORS® from a copyrighted compilation of listings. The compilation of listings and each individual listing are © 2026 MIAMI Association of REALTORS®. All rights reserved. The information is provided for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All properties are subject to prior sale, change or withdrawal. Information is deemed reliable but not guaranteed and should be independently verified.
Draft DRAFT: replace with the exact disclaimer and copyright text from Mike's MIAMI data agreement before launch.
SAMPLE data: no MLS feed is connected in the prototype.