Is Kendall Safe, Pros and cons of living in Kendall
Kendall, Florida, situated in Miami-Dade County, offers a blend of suburban tranquility and urban accessibility, making it a popular choice for residents. This census-designated place is known for its family-friendly atmosphere, diverse community, and convenient location within the Miami metropolitan area. As with any significant life decision, understanding the nuances of living in Kendall, from safety and cost of living to employment opportunities and climate, is crucial for prospective residents.
This comprehensive guide aims to provide an in-depth look at Kendall, Florida, covering essential aspects that potential movers consider. By examining data on crime rates, housing, employment, education, and the local climate, individuals can gain a clearer picture of what life in Kendall entails. The following sections delve into these factors to help you make an informed decision about whether Kendall is the right place for you.
Is it Safe to Live in Kendall?
Kendall generally experiences lower crime rates compared to the national average, contributing to its reputation as a safe place to live. Violent crimes in Kendall are significantly lower than the national average, and property crimes also show a favorable trend (as reported by AreaVibes). The overall crime rate in Kendall is approximately 63% lower than the national average, with violent crimes being 66% lower (as reported by AreaVibes).
Your likelihood of being a victim of crime in Kendall is relatively low, with residents having about a 1 in 129 chance of experiencing crime. Year over year, crime in Kendall has seen a decrease of about 7% (as reported by AreaVibes). This trend suggests a commitment to safety and security within the community, making it an attractive option for families and individuals seeking peace of mind.
Violent Crime Rates
The violent crime rate in Kendall is reported at 1.984 per 1,000 residents annually, which is considered lower than the average U.S. city (as reported by CrimeGrade.org). This places Kendall in the 77th percentile for safety, meaning it is safer than 77% of other cities across the nation (as reported by CrimeGrade.org). While crime rates can vary by neighborhood, the overall statistics indicate a secure environment.
Neighborhoods in the southern part of Kendall are often considered the safest, offering an even lower risk of violent crime. For instance, the chance of being a victim of violent crime can range from 1 in 397 in the northeast to as low as 1 in 739 in the south (as reported by CrimeGrade.org). This localized data further supports the perception of Kendall as a secure community.
Property Crime Statistics
Property crime rates in Kendall also reflect a positive safety profile. While specific figures for all types of property crime are not consistently available across all sources, general trends indicate that property crime is lower than the national average. For example, larceny and theft rates are noted as being 24% below the average (as reported by DoorProfit).
The data available suggests that Kendall is safer than a significant portion of other cities in the United States. This, combined with the decrease in overall crime rates, points to a community that prioritizes the well-being of its residents. The FBI’s Uniform Crime Reporting program provides comprehensive data, and the latest available figures suggest a downward trend in criminal activity (as reported by AreaVibes).
Housing Costs and Availability
Kendall offers a diverse housing market with a median listing price of $465,000 and a median rent of $2,500 per month (as reported by Realtor.com® Economic Research). These figures indicate a market that balances affordability for buyers with consistent rental demand. The housing market is described as somewhat competitive, with homes selling in an average of 55 days on the market (as reported by Redfin).
The median sale price of a home in Kendall was $549,000 last month, showing a 6.1% increase compared to the previous year (as reported by Redfin). This appreciation in home values reflects a stable and growing real estate market. The average home value in Kendall is $534,563, which has seen a 3.7% decrease over the past year (as reported by Zillow).
Home Prices
The median sale price for a home in Kendall was $548,167 as of February 2026 (as reported by Zillow). However, other sources indicate slightly different median listing prices, such as $465,000 (as reported by Realtor.com® Economic Research). The average home value in Kendall is approximately $534,563 (as reported by Zillow).
These figures suggest a healthy real estate market with a median property value of $567,900, which is 1.71 times larger than the national average (as reported by Data USA). The homeownership rate in Kendall is 62.2%, which is slightly lower than the national average of 65.2% (as reported by Data USA).
Rental Market
The rental market in Kendall presents various options, with a median rent of $2,500 per month (as reported by Realtor.com® Economic Research). Other sources indicate a median rent of $2,047, with one-bedroom apartments averaging $1,955 and two-bedroom apartments averaging $2,254 (as reported by Zillow). Houses for rent in Kendall average around $3,200 per month (as reported by Zillow).
There are currently around 446 active rental listings in Kendall (as reported by Realtor.com®). The rental market shows steady demand, with month-over-month median rent changes indicating mild stabilization (as reported by Realtor.com® Economic Research). These figures provide a clear snapshot of the rental landscape for those looking to rent in the area.
Job Market and Economy
Kendall’s economy benefits from its proximity to Miami, offering a robust job market with diverse employment opportunities. The average annual salary in Kendall is approximately $44,428, equating to about $21.36 per hour (as reported by ZipRecruiter). Salaries in Kendall typically range between $31,040 and $55,362 annually, depending on the occupation and experience level (as reported by ZipRecruiter).
The Miami-Miami Beach-Kendall metropolitan area has an unemployment rate of 2.9% as of March 2026 (as reported by FloridaJobs.org). This low unemployment rate suggests a strong and active job market, with ample opportunities for those seeking employment. Major employers in the region often include those in healthcare, education, and retail sectors.
Major Employers
Key employers in the Kendall area and surrounding Miami-Dade County are diverse, spanning various industries. Baptist Health South Florida is a significant employer, particularly with its hospital network and medical facilities in the West Kendall area (as reported by FIU Metropolitan Center). Florida International University (FIU) also represents a major employment hub, contributing to the education and research sectors.
The Kendall-Tamiami Executive Airport serves as a base for aviation-related businesses. Additionally, the retail sector, centered around areas like Dadeland Mall, provides numerous job opportunities. The healthcare and education sectors are consistently strong pillars of employment in this region.
Unemployment Rate
The unemployment rate for the Miami-Miami Beach-Kendall metropolitan division was reported at 2.9% in March 2026 (as reported by FloridaJobs.org). This figure is notably low, indicating a healthy labor market with a high participation rate. The labor force participation rate in Miami-Dade County, which encompasses Kendall, is 63.8%, surpassing both the national and state averages (as reported by Miami-Dade Beacon Council).
This low unemployment rate suggests that job seekers have a good chance of finding employment in Kendall and the surrounding areas. The Bureau of Labor Statistics provides ongoing data on employment and unemployment trends for the region.
Climate and Weather
Kendall, Florida, experiences a tropical monsoon climate, characterized by hot, humid summers and warm, drier winters. The area receives abundant rainfall, particularly during the summer months, which are also marked by high temperatures and humidity. The National Weather Service provides detailed climate data for South Florida, including Kendall.
Average temperatures in Kendall typically range from the mid-70s Fahrenheit in the winter to the high-80s Fahrenheit in the summer. Rainfall is common throughout the year, with a pronounced wet season from May to October. The proximity to the Atlantic Ocean moderates temperatures, preventing extreme heat or cold.
Average Temperatures
During the summer months, average high temperatures in Kendall often reach the high 80s Fahrenheit, with heat index values sometimes pushing into the low 90s due to humidity (as reported by NOAA). Winter months are much milder, with average high temperatures in the low 70s Fahrenheit and average low temperatures in the mid-50s Fahrenheit (as reported by NOAA).
The diurnal temperature range is relatively small, with consistent warmth throughout the year. Frost is rare, and the area experiences a long growing season for its subtropical climate. The climate is generally conducive to outdoor activities, with the caveat of summer heat and humidity.
Rainfall
Kendall receives significant annual rainfall, with most of it concentrated during the summer and early fall months. The average annual rainfall is around 60 inches, with the wettest months typically being June, July, August, and September (as reported by NOAA). These months often experience daily afternoon thunderstorms, which are characteristic of the tropical climate.
The dry season generally occurs from November through April, though brief, localized showers can still occur. The NOAA/NWS Climate Prediction Center provides outlooks for precipitation trends, indicating probabilities for above, near, or below-normal rainfall periods.
Education and Schools
Kendall is served by the Miami-Dade County Public Schools district, which is one of the largest in the United States. The district offers a wide range of educational options, including traditional public schools, magnet programs, and charter schools. Niche.com provides ratings and reviews for schools in the Kendall area.
Many public schools in Kendall receive high ratings for their academic performance and student life. The district is committed to providing quality education from kindergarten through high school, with various specialized programs designed to meet diverse student needs.
Public Schools
The public school system in Kendall is highly regarded, with several schools earning top marks for their educational offerings. Schools like the School for Advanced Studies – Homestead, School for Advanced Studies – South, and School for Advanced Studies – Wolfson are consistently recognized for their academic excellence and are rated highly by Niche (as reported by Niche). These schools often offer advanced coursework and college preparatory programs.
Miami-Dade County Public Schools, as a whole, is rated highly, reflecting a strong commitment to education across the district. The district’s focus on state test scores, college readiness, and graduation rates contributes to its reputation as a quality educational provider (as reported by Niche).
School Ratings
Niche.com provides comprehensive school ratings based on various factors, including academics, teachers, diversity, and college preparation. Many Kendall schools are ranked within the top tier for public schools in Florida. For example, the School for Advanced Studies – Homestead has a rating of 4.55 out of 5 (as reported by Niche).
The overall ranking for Kendall as a suburb places it among the best places to live and raise a family in Florida. The highly rated public schools are a significant factor contributing to this positive assessment (as reported by Niche).
Demographics and Diversity
Kendall is a diverse community with a population that reflects a rich cultural tapestry. As of the most recent data, the population is approximately 79,562, with a notable increase in racial diversity since the 2020 Census (as reported by Census Dots). The community is a blend of various ethnic and racial groups, contributing to its vibrant character.
Hispanics constitute the largest ethnic group, making up about 67.4% of the population, followed by White residents at 23.1% (as reported by Census Dots). This demographic composition is characteristic of South Florida, offering a unique cultural experience for its residents.
Racial and Ethnic Composition
The racial breakdown of Kendall includes a significant Hispanic population, with smaller percentages of White, Black, Asian, Multiracial, and Native American residents (as reported by Census Dots). The Hispanic population comprises 67.4%, while White residents make up 23.1% of the population (as reported by Census Dots). Black or African American residents account for 3.1%, and Asian residents represent 2.4% (as reported by Census Dots).
Kendall is more racially diverse than it was in the past, with growth observed in various demographic segments. The community’s diversity is a key aspect of its identity, contributing to a dynamic and multicultural environment. The U.S. Census Bureau provides detailed demographic data for Kendall and surrounding areas.
Population Trends
Kendall’s population has shown steady growth, with recent estimates indicating a population of around 79,562 (as reported by Census Dots). The median age in Kendall is 42 years, with a slightly higher proportion of females to males (as reported by World Population Review). This indicates a stable community with a balanced age distribution.
The population density is considerable, reflecting its status as a developed suburban area within the Miami metropolitan region. The U.S. Census Bureau’s American Community Survey offers further insights into population trends and characteristics.
Cost of Living
The cost of living in Kendall is influenced by various factors, including housing, transportation, and daily expenses. While specific cost of living index numbers for Kendall are not directly provided by the Council for Community and Economic Research (C2ER), data from similar sources can offer insights. Generally, the cost of living in South Florida can be higher than the national average, particularly for housing (as reported by ERI Economic Research Institute).
The median household income in Kendall is approximately $87,325 (as reported by World Population Review). This income level, combined with the cost of goods and services, provides a basis for understanding the financial landscape of living in Kendall.
Housing Costs
Housing costs in Kendall are a significant component of the overall cost of living. As previously mentioned, the median home price is around $465,000 to $549,000, and median rent is approximately $2,047 to $2,500 per month (as reported by Realtor.com® Economic Research, Zillow, and Redfin). These figures suggest that housing is relatively expensive compared to national averages.
The cost of housing, including rent and home prices, is a primary driver of the cost of living in the area. Prospective residents should factor these expenses into their budget when considering a move to Kendall.
Daily Expenses
Daily expenses in Kendall encompass costs for utilities, groceries, transportation, and healthcare. While specific local data for these categories is not detailed in the provided search results, general trends for the Miami metropolitan area suggest that these costs can be comparable to or slightly higher than the national average. For instance, the cost of utilities and transportation are components of the Cost of Living Index compiled by C2ER (as reported by The Council for Community and Economic Research).
Residents should anticipate expenses typical of a major metropolitan area. Researching specific costs for utilities and groceries based on current local providers would offer a more precise understanding of daily financial commitments.
Pros and Cons of Living in Kendall
Kendall offers a compelling lifestyle with numerous advantages, but like any location, it also presents certain drawbacks. Understanding these pros and cons can help individuals determine if Kendall aligns with their preferences and needs.
The community’s strong emphasis on safety, good schools, and a diverse population are significant draws. However, the cost of living, particularly housing, and the tropical climate with its associated weather patterns are factors to consider.
Pros
Kendall boasts a low crime rate, making it a safe environment for families and individuals (as reported by AreaVibes). The public school system is highly rated, with several schools receiving excellent marks for academic achievement (as reported by Niche). The area is also characterized by its diversity, offering a rich cultural experience.
The community provides a suburban feel with convenient access to urban amenities and employment centers in Miami. Its pleasant climate, with warm temperatures year-round, is appealing to many, though it comes with high humidity and rainfall during certain months (as reported by NOAA).
Cons
The cost of living in Kendall, especially housing, can be higher than the national average (as reported by ERI Economic Research Institute). While salaries are competitive, the expense of homeownership or renting requires careful financial planning. The tropical climate, while warm, includes a hot and humid summer season with frequent rainfall, which may not appeal to everyone.
Traffic congestion can also be a concern, particularly during peak hours, as many residents commute to work outside of Kendall (as reported by FIU Metropolitan Center). Managing these aspects is key to a comfortable living experience in the area.