Miami-Dade County · Where I grew up
Kendall: where Miami actually lives. And where I grew up.
I grew up in Kendall, and I know these streets like the back of my hand, which is exactly what you want in a realtor. Townhomes, condos, young families, and deals happening every single day. This isn't the postcard Miami. It's the real one.
Emmanuel's take
What I'll tell you about Kendall.
I grew up in Kendall, off 104th Avenue. I know these streets like the back of my hand, which is exactly what you want when you're buying here. I know which townhome communities have solid HOAs and which ones are one special assessment away from a problem. I know the shortcuts around Kendall Drive traffic. I know where the value is.
Kendall is where real Miami lives. Not the postcard, not the nightlife. Families, young professionals, first-time buyers getting their foot in the door. Townhomes and condos, good schools nearby, everything you need within fifteen minutes. It's practical Miami, and there's no shame in that. It's smart.
Most of my Kendall buyers are making the biggest purchase of their lives, and a lot of them are nervous. That's fine. I've been the nervous buyer too. My job is to make sure you know exactly what you're getting into, HOA docs and all, before you sign anything.
Market snapshot
Kendall by the numbers.
Market stats are refreshed monthly. Text me for today's numbers. They move fast.
The local guide
Know Kendall before you buy.
Why Kendall
Kendall is suburban Miami-Dade at full volume. It's the place where a huge share of the county actually lives. You get townhomes and condos at prices that make sense, strong family infrastructure, and everything you need within 15 minutes. Dadeland Mall, Baptist Hospital, Miami-Dade College's Kendall Campus. It's all here. For buyers who want Miami without the Miami price tag or the Miami chaos, Kendall is usually the answer.
The housing mix
Kendall runs on townhomes and condos. That's the bread and butter. Gated townhome communities with pools and playgrounds, condo towers along the transit corridors, and single-family pockets tucked between them. Almost everything has an HOA, so I always pull the fees, reserves, and rental restrictions before my buyers get attached.
Getting around
Kendall Drive (SW 88th St) is the main east-west artery, with US-1 and the Turnpike feeding it. Downtown and Brickell run roughly 25–35 minutes depending on traffic and where in Kendall you're starting. The Metrorail's southern end at Dadeland is a real option for commuters.
Schools
Kendall families feed into Miami-Dade County Public Schools including Miami Killian Senior High, Felix Varela Senior High, and G. Holmes Braddock Senior High, plus strong charter and magnet options. I verify zoning per address. In Kendall, the right school can be two streets over.
On the ground
Kendall, through my lens.
Buyer questions
What people ask me about Kendall.
Is Kendall a good place to live?
For most people, yes. It's one of the most livable parts of Miami-Dade. Families, young professionals, first-time buyers: Kendall gives you space, schools, shopping, and relative value. What it doesn't give you is the beach or the nightlife. That's a 30-minute drive when you want it.
Kendall vs. Miami: what's the difference?
When people say 'Miami' they usually mean the beaches, Brickell, or downtown. Kendall is suburban Miami-Dade: townhomes instead of towers, parking lots instead of parking garages, and prices that reflect it. You trade the postcard for practicality, and a lot of buyers are happy with that trade.
How much are townhomes in Kendall, FL?
It moves monthly, so text me for this week's numbers. For reference, the West Kendall (33186) median was around $569K in fall 2026. Kendall townhomes are the classic first step for Miami-Dade buyers: more space than a condo, less money than a house.
How's the commute from Kendall to Brickell?
Roughly 25–35 minutes via US-1 or the Turnpike-to-836 route, depending on where in Kendall you start and when you leave. Rush hour adds real time. The Dadeland Metrorail stations are the cheat code if you work near a station downtown.
What are HOA fees like in Kendall?
Nearly every townhome and condo community has one. They vary widely by community age and amenities. I pull the HOA docs, fees, reserves, and any pending special assessments on every deal. In Kendall, the HOA can make or break the monthly budget, so we check it early.
Thinking about Kendall?
Buying, selling, or just curious what your options look like: it starts with a conversation. No pressure, no obligation.
Hablo español: English y español, start to finish. 🇩🇴