Population 72,774 · Census ACS 2020–24
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Population and households in Kendall
Household size in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 2.78 | 2.80 | 2.63 | 2.68 |
| 2010–14 | 2.82 | 2.95 | 2.73 | 2.73 |
| 2015–19 | 2.85 | 2.97 | 2.75 | 2.71 |
| 2020–24 | 2.69 | 2.80 | 2.63 | 2.65 |
| Change | −0.09 | +0.00 | +0.00 | −0.03 |
Households in Kendall average 2.69 people, about the same as the country as a whole (2.65). The typical household here is smaller than in the wider Miami area, where it has 2.80 people. Since 2006–10, household size has edged down from 2.78, as it has nationally.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 40.5 | 39.9 | 40.8 | 37.7 |
| 2010–14 | 41.5 | 40.9 | 42.0 | 38.6 |
| 2015–19 | 42.5 | 41.9 | 43.0 | 39.6 |
| 2020–24 | 44.3 | 42.8 | 43.5 | 40.1 |
| Change | +3.8 | +2.9 | +2.7 | +2.3 |
With a median age of 44.3, Kendall is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees. Since 2006–10, the median age has climbed from 40.5, as it has nationally. The youngest areas are in the east, the oldest in the south.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 10.6% | 14.3% | 12.4% | 12.3% |
| 2010–14 | 9.5% | 14.2% | 12.2% | 12.3% |
| 2015–19 | 8.3% | 13.3% | 11.5% | 11.6% |
| 2020–24 | 9.4% | 13.2% | 11.4% | 11.6% |
| Change | −1.1 pts | −1.1 pts | −1.0 pts | −0.6 pts |
Single-parent households are less common in Kendall than nationally: 9.4%, against 11.6%. Since 2006–10, the single-parent share has edged down 1.1 points, mirroring the country.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Kendall
Renters in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 32.0% | 34.2% | 30.3% | 33.3% |
| 2010–14 | 36.8% | 37.9% | 33.9% | 35.6% |
| 2015–19 | 38.1% | 40.7% | 34.6% | 36.0% |
| 2020–24 | 36.9% | 39.5% | 32.4% | 34.8% |
| Change | +4.8 pts | +5.3 pts | +2.1 pts | +1.5 pts |
Renting in Kendall is about as common as it is nationally: 36.9% of households rent, against 34.8%. More than four in ten owners (44.4%) have paid off their mortgages, above the national share of 39.8%. Rentals cluster in the southeast; owners are most common in the southwest. The renter share has risen 4.8 points since 2006–10, a much bigger shift than nationally.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 12.4% | 15.4% | 17.2% | 11.4% |
| 2010–14 | 12.5% | 15.3% | 17.6% | 11.4% |
| 2015–19 | 10.3% | 13.1% | 15.4% | 11.1% |
| 2020–24 | 8.0% | 10.9% | 12.5% | 9.6% |
| Change | −4.3 pts | −4.5 pts | −4.8 pts | −1.8 pts |
Fewer homes sit empty in Kendall than nationally: 8.0%, against 9.6% for the U.S. Vacancy has fallen 4.3 points since 2006–10, in line with the national trend.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 1977 | 1979 | 1984 | 1974 |
| 2010–14 | 1978 | 1979 | 1985 | 1975 |
| 2015–19 | 1977 | 1980 | 1986 | 1977 |
| 2020–24 | 1979 | 1983 | 1989 | 1980 |
| Change | +2 | +4 | +5 | +6 |
Homes in Kendall are about the same age as the nation's housing: the median home was built in 1979, versus 1980 nationally. Homes here are older than in the Miami area as a whole, where the median home dates to 1983. The newest homes are mostly in the northeast, the oldest in the center.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,335 | $1,256 | $1,092 | $965 |
| 2010–14 | $1,410 | $1,306 | $1,123 | $1,040 |
| 2015–19 | $1,649 | $1,586 | $1,323 | $1,213 |
| 2020–24 | $2,124 | $2,112 | $1,816 | $1,571 |
| Change | +$790 | +$856 | +$724 | +$606 |
A typical rental in Kendall costs $2,124 a month with utilities, well above the national median of $1,571. Rent has climbed $790 a month since 2006–10, up 59%, a slower climb than the nation's. The typical renter here spends 37.6% of household income on rent, well over the 30% mark often used to define affordable rent, so many renters here are stretched. The priciest rents are in the northwest; the most affordable are in the southwest.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Kendall
Bachelor's degrees in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 41.6% | 29.1% | 26.4% | 28.4% |
| 2010–14 | 44.7% | 29.3% | 27.0% | 29.6% |
| 2015–19 | 45.2% | 32.5% | 30.0% | 32.1% |
| 2020–24 | 49.5% | 37.1% | 34.6% | 35.6% |
| Change | +7.9 pts | +8.0 pts | +8.2 pts | +7.2 pts |
College graduates are unusually common in Kendall: 49.5% of adults 25 and older have a bachelor's degree or higher, against 35.6% nationally. Education tends to track local incomes and the kinds of jobs nearby. The share with a degree has risen 7.9 points since 2006–10, as it has nationally.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 89.2% | 83.0% | 85.5% | 84.9% |
| 2010–14 | 89.8% | 84.2% | 86.5% | 86.1% |
| 2015–19 | 92.0% | 85.6% | 88.2% | 87.7% |
| 2020–24 | 93.3% | 87.4% | 90.0% | 89.3% |
| Change | +4.0 pts | +4.4 pts | +4.4 pts | +4.3 pts |
High school completion in Kendall is above the national rate: 93.3% of adults have a diploma or equivalent, against 89.3%. Since 2006–10, the share with a diploma has risen 4.0 points, mirroring the country.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Kendall
| Period | Kendall | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 7.3% | 8.8% | 8.9% | 8.1% |
| 2010–14 | 8.1% | 11.3% | 11.0% | 9.4% |
| 2015–19 | 3.2% | 5.8% | 5.7% | 5.6% |
| 2020–24 | 3.4% | 5.0% | 4.8% | 5.4% |
| Change | −3.9 pts | −3.8 pts | −4.1 pts | −2.7 pts |
Jobs have been easier to find in Kendall than nationally: unemployment was 3.4%, against 5.4%. Unemployment is down 3.9 points from 2006–10, as it has nationally. Each figure pools five years of surveys (2020–24), so it describes that whole stretch rather than today's job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Kendall compared with nearby cities
| City | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Kendall | 2.69 | 44.3 | 9.4% | 36.9% | 8.0% | 1979 | $2,124 | 49.5% | 93.3% | 3.4% |
| Sunset | 2.81 | 46.7 | 9.2% | 20.5% | 5.6% | 1969 | $2,323 | 43.5% | 91.2% | 2.1% |
| The Crossings | 2.74 | 44.1 | 7.2% | 27.5% | 3.2% | 1981 | $2,297 | 43.2% | 93.8% | 2.2% |
| Richmond Heights | 3.26 | 39.6 | 18.1% | 29.8% | 7.1% | 1971 | $1,784 | 25.9% | 86.2% | 3.0% |
| Glenvar Heights | 2.23 | 43.4 | 8.1% | 53.6% | 8.1% | 1981 | $1,994 | 60.4% | 93.7% | 6.2% |
| Pinecrest | 3.13 | 43.3 | 4.4% | 16.1% | 7.8% | 1973 | $2,766 | 74.4% | 97.9% | 3.2% |
| Westwood Lakes | 3.08 | 48.9 | 9.1% | 21.9% | 2.9% | 1957 | $2,593 | 27.3% | 79.4% | 6.0% |
| Three Lakes | 3.17 | 36.3 | 15.9% | 33.7% | 4.7% | 1998 | $2,380 | 39.5% | 90.9% | 3.1% |
| Palmetto Estates | 3.78 | 43.0 | 16.8% | 16.3% | 5.1% | 1974 | $1,891 | 27.4% | 83.6% | 4.7% |
| Kendale Lakes | 2.82 | 49.3 | 11.0% | 29.0% | 5.4% | 1981 | $2,258 | 31.6% | 83.3% | 4.0% |
| Palmetto Bay | 3.04 | 42.0 | 5.5% | 19.6% | 7.3% | 1978 | $2,321 | 61.3% | 93.7% | 2.7% |
All figures 2020–24.
Cities with similar populations: Norristown, PA · Norman, OK · Newnan, GA · Newport News, VA · Midlothian, VA · Menifee, CA · McDonough, GA · Marysville, WA · Maryville, TN · Mechanicsburg, PA
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Kendall. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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