Best PlacesKendall, FL Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood in and around Kendall, scored on 40 measures of daily life and ranked to fit what matters to you. The coast is close, and the measures below put a number on how close. To work out which city fits you best, start with the best places to live tool.
Kendall ranks 1,130th of 2,098 U.S. cities on the BestNeighborhood index. It scores highest on state infrastructure by a wide margin, and car insurance costs are the weak spot.
The best neighborhoods in Kendall
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
Kendall's strengths and weaknesses
Where Kendall ranks high
- State infrastructureBetter than 96% of cities
- Low income/sales/gas taxBetter than 95% of cities
- TransitBetter than 84% of cities
- WalkabilityBetter than 83% of cities
- Local economyBetter than 83% of cities
Where Kendall ranks low
- Cheap car insuranceBetter than only 2% of cities
- Heat safetyBetter than only 8% of cities
- Disaster safetyBetter than only 9% of cities
- Housing crash safetyBetter than only 10% of cities
- Crime safetyBetter than only 22% of cities
What it costs to buy a home in Kendall
A household needs to earn about $155,000 a year to comfortably buy the median Kendall home, at 20% down and today's 30-year rate. That runs well above the area's median income of $111,225, so buying stretches a typical household.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses Kendall's effective rate of 0.72%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 10 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in Kendall
Kendall runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for Kendall.
Who works in Kendall, and how
Work in Kendall centers on health care & social and professional & technical. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 77%
- Work from home 16%
- Transit, walk, or bike 7%
Life in Kendall
Kendall has more restaurants and bars per resident than 84% of cities and more parkland per resident than 85% of cities. The coast is about 11 minutes away. Dining, parks, and nightlife concentrates in some parts of Kendall and thins out in others, which the map shows.
What the weather is like in Kendall, month by month
Kendall sees roughly 89 pleasant days a year. July highs average about 93 degrees. January highs sit near 79, with lows near 57. The comfortable stretch runs November through March.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 79° | 67° | 57° |
| April | 87° | 77° | 66° |
| July | 93° | 84° | 76° |
| October | 88° | 79° | 72° |
Flying in and out of Kendall
Miami International sits about 9 miles away. It is a large hub and boarded 26.2 million passengers in 2025, with 233 nonstop destinations.
The best schools in and around Kendall
Schools across Kendall average an A−, better than 82% of cities.
Top elementary schools
- Somerset Preparatory Academy SunsetA+ · 77% proficient
- William H. Lehman Elementary SchoolA · 69% proficient
- Somerset Academy BayA · 68% proficient
Top middle schools
- Somerset Academy Bay Middle SchoolA+ · 78% proficient
- Arvida Middle SchoolA · 64% proficient
- Palmetto Middle SchoolA · 63% proficient
Top high schools
- Terra Environmental Research InstituteA+ · 92% proficient
- Miami Killian Senior High SchoolC+ · 37% proficient
- Miami Youth AcademyD+ · 25% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every Kendall school and its grade on SchoolGrade.
Kendall measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare Kendall against the other 2,097 cities.
Who Kendall suits
Remote workers
Internet is fast and widely advertised and 16% already work from home.
Retirees
Set weather, quiet, and health care weights on the map to test the fit.
Common questions about living in Kendall
Is Kendall a good place to live?
Using BestNeighborhood's default rankings, Kendall ranks 1,130th of 2,098 cities. It scores highest on state infrastructure, low taxes, and transit, and lowest on car insurance costs and summer heat. How good it is for you depends on which of those you weight most, which the map lets you set.
Is Kendall expensive to live in?
The median home is worth $598,771. The overall cost of living runs about 19% above the national average. Set against a $111,225 median income, cost of living beats 50% of cities.
Is Kendall safe?
Kendall is safer than 22% of cities. Safety varies a lot by neighborhood. Crime costs an estimated $268 per resident a year.
What is the weather like in Kendall?
July highs average about 93 degrees, and January highs near 79 with lows near 57. That works out to about 89 pleasant days a year, more than 53% of cities.
Is Kendall good for families?
Schools beat 82% of cities, crime safety beats 22%, and childcare runs $844 a month.
Compare Kendall with other cities
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to Kendall. Scores are absolute rather than ranked, which means a 60 in Kendall represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
Kendall detail on BestNeighborhood maps:
- Walk Grade for Kendall: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in Kendall: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of Kendall: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in Kendall: carrier by carrier coverage behind the cell score.
Kendall detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.