Kendall: Growing Demand

Every figure on this page assigns a sale to Kendall only when the parcel falls inside the mapped boundary, whatever neighborhood the listing agent typed in (the method, in full).

One caveat before the numbers, because it matters more in Kendall than almost anywhere else on this site. "Kendall" is a loose label for a large stretch of Southwest Miami-Dade. My polygon captures the core Kendall census place. Several areas people casually call Kendall, including Kendale Lakes, The Hammocks, The Crossings, and Country Walk, are separate census places west of the Homestead Extension of Florida's Turnpike, and they tend to transact at lower price points. Every median I quote here is for the core polygon. If your search runs west of the Turnpike, expect the numbers to shift down, and ask me for a submarket-specific pull.

What You Will Actually Pay

Over the past twelve months, 356 single-family homes closed inside the core polygon at a $1,087,500 median, and the middle half of those sales landed between about $840,000 and $1.6 million. Zip code moves the number a lot. In 33176, which held 229 of those sales, the middle half ran from about $920,000 to $1.7 million around a $1,180,000 median. The 63 sales in 33156 came in a step higher, at a median near $1.27 million.

Below $840,000 sits about a quarter of the year's sales. That tier is most of the market in 33173 and 33186, on the northern and western sides of the mapped area, where the medians were $695,000 on 39 sales and $620,000 on 17. Above $1.6 million the houses get much bigger, about 3,700 square feet at the median against roughly 2,150 in the middle tier, and that tier holds 19 of the 20 sales built since 2010, which closed at a median near $2.6 million.

What I Tell My Clients

The first thing I ask a Kendall buyer is which streets they mean, because the zip code and the side of the Turnpike can move a budget by several hundred thousand dollars. Then I set the asking prices in that pocket against what similar homes actually closed for. Asking prices here run well above recent sales, so I build offers from the closed comps. With 3.3 months of supply in early October, a well-priced house does not wait long, so I have buyers finish the pre-approval before the first showing. For sellers, a full year of nearby sales is easy for any buyer to look up, and a price that runs past them gets noticed quickly.

I work this market directly, and two of my recent Kendall-area closings are on the site: 9281 SW 80th Terrace in Kendallwood, which sold off-market, and unit 911S at the Toscano in Dadeland.

School zoning drives a lot of demand in Kendall, and the picture is mixed enough that it pays to verify the specific address, because assignment can change street by street. Ratings below are GreatSchools scores, current as of July 2026.

Elementary. Kendale Lakes Elementary carries a 10/10 GreatSchools rating and is one of the strongest-rated elementary options associated with the Kendall name, though it sits in the western Kendale Lakes area rather than the eastern core. Inside and adjacent to the core polygon, Kenwood K-8 Center (8/10), on SW 79th Avenue, is a well-regarded option that runs kindergarten through eighth grade under one roof.

Middle. Kenwood K-8 Center covers the middle grades for its zone. Middle-school assignment across Kendall is a patchwork, so confirm the feeder pattern for any specific address before you buy on it.

High school. This is where Kendall buyers weigh options most carefully. Miami Killian Senior High, on SW 97th Avenue in central Kendall, is the traditional zoned high school for much of the central area. Miami Palmetto Senior High, just east in Pinecrest, serves parts of eastern Kendall and is one of the more academically regarded traditional high schools in the southern county. Felix Varela Senior High, a magnet school in western Kendall, offers AP coursework and gifted programming.

Magnet and private. The standout magnet option is Coral Reef Senior High (9/10), just south in the Palmetto Estates area, locally known as a mega-magnet with six programs. Admission runs by application rather than home address, so a Kendall student can apply regardless of the zoned high school. On the private side, Westminster Christian School is a well-regarded college-preparatory option serving the area.

For a buyer choosing by schools, the elementary picture is strong in several zones, and the magnet and private options give real alternatives, but the traditional zoned high schools run middle-of-the-road on ratings. If a specific high school assignment matters to you, tell me, and I will filter the home search to the zones that deliver it rather than leave it to chance.

Kendall's location inside the Southwest Miami-Dade highway grid is one of its underrated assets, and it is the reason a million-dollar median holds up this far from downtown.

Expressways. The Don Shula Expressway (SR 874), a tolled MDX road, runs about seven miles from the Homestead Extension of Florida's Turnpike in southwestern Kendall northeast to the Palmetto Expressway (SR 826) in Glenvar Heights, giving drivers a fast diagonal toward the airport and points north. The Snapper Creek Expressway (SR 878) spurs off it to connect eastern Kendall to US-1 near South Miami while bypassing the Dadeland congestion. The Homestead Extension of Florida's Turnpike runs along the area's western edge for trips south toward Homestead or north toward the airport and beyond. All three are electronic-toll only, so plan on a SunPass transponder.

Surface roads. Kendall Drive (SW 88th Street, signed as SR 94) is the main east-west artery, feeding US-1 (South Dixie Highway) on the east side. These are the roads that carry daily local traffic, and they get heavy at rush hour, which is the tradeoff for the area's central position.

Representative drive times (non-rush hour). From the Dadeland area, Brickell and downtown Miami are roughly 10 miles and 15 to 20 minutes in light traffic. Miami International Airport is a comparable run of some 20 to 25 minutes via the Don Shula and Palmetto expressways. Coral Gables is 15 minutes or so up US-1. Add meaningful time to all of these at peak, particularly northbound in the morning. These are directional estimates; your actual commute depends on where in Kendall you land and when you drive.

Transit. This is Kendall's real transportation edge over most of Southwest Miami-Dade. Dadeland North and Dadeland South provide Metrorail access, and Dadeland South is the system's southern terminus, which puts rail inside the neighborhood. Check Miami-Dade Transit's current timetable for the trip to Government Center, Brickell or the airport. Dadeland South access update, checked September 19, 2026: station construction affects bus access, traffic flow and pedestrian routes. The station is open. Check the county's current project advisory before planning your connection. Buying near the Dadeland stations lets a downtown commute run on rail instead of a second car. Very few suburbs at Kendall's price point offer a rail option inside the neighborhood.