Kendall is unique among the neighborhoods of Miami for many reasons. Once viewed as an outlier to the hopping cultural center of the city, Kendall is now growing into a place with a distinct personality.
Since the turn of the century, it has gone from a division of strip malls and suburban blocks to a place where hipster culture meets old Miami. Nowadays, Kendall is blossoming with unique opportunities. Here, people can find novelty shops, quaint eateries, unique entertainment, and culture. This is all against the backdrop of suburban housing and retail. The unique but family-friendly community makes Kendall a fantastic alternative to central Miami.
The neighborhood also increasingly has a reputation as an escape from the main city. Residents describe the area as feeling peaceful and isolated. There, it is easy to forget that central Miami is only a few miles away. With the Everglades only a 20-minute drive away and a variety of local parks, Kendall has a decidedly less urban feel. That being said, with the bountiful public transit, the city is within easy reach. Kendall residents can enjoy the distance or take advantage of the closeness as they prefer. The neighborhood masks the proximity of the city with a small-town vibe.
Many locals disagree on the exact perimeters of the neighborhood. For some, Kendall includes the sub-neighborhoods of West Kendall, Sunset, Olympia Heights, Glenvar Heights, Westwood Lakes, and Tamiami. Others add The Falls to that list.
The neighborhood is home to an extensive network of shopping malls and other retail. With two metro lines, it is also well-known as a travel hub for the area. Via the metro, Kendall connects to Downtown Miami as well as other cities, an international airport, and a major bus route.
Kendall’s real estate market is in its prime. It offers many safe and dependable opportunities for real estate agents. Buyers see the neighborhood as a viable alternative to the more expensive housing in other parts of Miami. With a dependable market and prices that remain in line with the national average, Kendall’s popularity is growing. The neighborhood offers a community, semi-isolated feel that is unique in Miami. These factors make Kendall an attractive alternative for single-family and condo housing. With growing sectors of entertainment, retail, and dining, the market will only expand.
Real estate agents who are eager to jump into the Miami market should keep their eye on Kendall. This suburban hub is perfect for those looking for opportunities outside the luxury housing market of central Miami.
History of Kendall
The neighborhood that now comprises Kendall began in 1883. At that time, the Florida Land and Mortgage Company bought it from the state of Florida. The neighborhood got its name from Henry John Broughton Kendall, a director of the Florida Land and Mortgage Company. Kendall arrived at the beginning of the 20th century to help develop the land. However, the land was not well-suited to agricultural pursuits. This meant Kendall did not experience the same level of commercial development or population growth that the rest of Miami did. Instead, it developed at a slower pace up until the middle of the 20th century.
Although it did so more slowly, the neighborhood continued to grow. Kendall built its first post office in 1914 and its first school in 1929. The area was not heavily populated in comparison to the rest of the region. It was home to two Seminole reservations that remained there into the 1940s. After Miami’s growth began to grow stagnant in the 1920s and 1930s, Kendall’s population also flagged. Then, it took several decades to recover.
Kendall continued a slow but steady development throughout the 20th century. Its slower pace meant that it took shelter from some of the busts and booms of the rest of the Miami real estate market. It became a neighborhood for family housing and safe living. The development also focused on schools and retail space.
Another major setback came in August 1992, when Hurricane Andrew wrought serious destruction. Many homes and places of business suffered damage. Reconstruction was ongoing through the end of the century.
Climate in Kendall
Kendall sits further inland from the rest of Miami and is only a few miles from the Everglades. This means it is subject to a more changeable temperature than the parts of the city that lay on the ocean. It tends to experience more dramatic drops in temperature from day to night. The average annual high for Kendall is 84.1 degrees, with the average annual low at about 65.6 degrees.
The neighborhood also experiences a higher rainfall than the rest of the city. Precipitation levels are at 68.28 inches per year on average.
Demographic Makeup of Kendall
Kendall consists of a 16.3-square-mile piece of land, of which 1.35 percent is water. The population as of 2010 was 75,371. This puts the population density of the neighborhood at a little more than 4,687 people per square mile. The population growth of Kendall has been slow, with only a 0.2 percent increase from 2000 to 2010. However, this seems poised to change. The increase in affordable housing and commercial development is drawing more residents.
As of 2010, there were 31,899 households in the extended neighborhood of Kendall. Of these, 8.7 percent were unoccupied. In 2000, 33.4 percent of households included children who were under the age of 18. Meanwhile, 51 percent consisted of married couples. Almost 14 percent consisted of a female head of household who had no spouse.
Also in 2000, 31 percent of occupied households consisted of persons who were not related. A little more than 24 percent consisted of single occupants. In addition, 7 percent consisted of single residents who were senior citizens.
In 2000, the median age of residents in the Kendall area was 37. Age demographics varied, with slightly over 23 percent of residents under the age of 18. Only 8.6 percent were between the ages of 18 and 24. The largest age demographic was 25 to 44, at 31.8 percent. Almost 25 percent were between the ages of 45 and 64. The remaining 11.5 percent were over the age of 65. This is a good indicator that many of the residents in Kendall are families since the area has a variety of mid-priced family housing.
The median income in Kendall was $51,330 per household as of the year 2000. For families, it was $61,241. This put the income per capita at $27,914. A little over 8 percent of the population lived below the state poverty line. Of these, 8 percent were under the age of 18 and almost 11 percent were above the age of 65.
The cultural makeup of Kendall is an interesting one. Like much of Miami, there is a large number of Spanish-speaking households and many people of Central and South American heritage. However, there is also a significant French population in the Kendall region. As of 2000, 52.46 percent of people indicated that they spoke Spanish as a first language. English was second, at 40.38 percent. Portuguese was third at 1.49 percent. French and French Creole followed close behind at 1.12 percent and 0.95 percent, respectively.
The demographic makeup largely consists of Caucasians and persons of Latino descent. This includes people of Cuban, Colombian, Nicaraguan, Peruvian, and Venezuelan descent.
Education in Kendall
The neighborhood is home to many schools and colleges. Its large French community means it is home to the French American School of Miami. Kendall is part of the Miami-Dade County Public School District. It is home to Kaplan University, Polleo Institute, Keiser College, and Nova Southeastern University. Miami-Dade College and the College of Business and Technology also have campuses in the neighborhood. There is also a variety of public and private elementary and high schools. These include private religious schools.
Attractions in Kendall
Kendall has many public transit options, making it an easy hub for the entire region. It is home to both a Metrobus and Metrorail system. The Miami Metrorail stops connects at Dadeland North and Dadeland South stations. These two systems make it easy for Kendall residents to reach Downtown Miami and Coral Gables, as well as the Miami International Airport. The Dadeland South Metrorail station is a major transport hub in the area. It connects to Florida City as well as the South Miami-Dade Busway, which leads to the rest of the continental United States.
Kendall is particularly known for its many shopping malls and outlet stores. It is also home to the Dadeland Mall, which offers a variety of high-end retail choices. The nearby neighborhood of The Falls also has a large open-air shopping district.
The Kendall area also has a growing number of entertainment and dining options. Many of these are unique places with niche markets. These have been instrumental in shaping the new atmosphere of the neighborhood. This was recently described by the mayor as a “West End” feel. There is a huge number of parks and outdoor walking, jogging, and cycling trails.
The suburban area has a surprising amount of green space, full of native plant life. Zoo Miami and Fairchild Tropical Botanical Garden are a few examples. There are also many parks and forest areas. There is also the Rockdale Pineland Preserve, a section of preserved Floridian forest. The preserve has been the subject of years of volunteerism to protect native plant life from extinction. This makes Kendall the perfect place to see native Florida plant and animal life.
Kendall has the reputation for being a family-friendly, community place. Many of its public establishments reflect that, a novelty in the urban Miami area. This gives the neighborhood a small-town feel even on the edge of the city. Residents enjoy space and peace, as well as the nearby amenities of luxury city living. Some of Kendall’s local shops and establishments are beloved pillars of the community. These include places like the local farmers market and Norman Brother Produce. The latter sells high-end, locally sourced fruits and vegetables and its famous milkshakes.
The retail and dining sector also has a growing number of luxury specialty shops. These include tea rooms, gastropubs, and high-end shops, such as Cao Chocolates. This luxury chocolate shop sells organic, fair-trade chocolate delicacies. All this goes to show that Kendall’s emerging culinary sector expertly combines comfort and luxury living.
Kendall also has a vibrant outdoor sports scene. Skating is particularly popular. The neighborhood has many roller skating and ice-skating venues. It also has as two skate parks, one of which is illuminated at night. Its many parks offer everything from cycling trails to organized sports. The neighborhood also has golf courses, an indoor playground, and a rock-climbing facility. In a surprising change from city life, Kendall is also home to a 2-mile stretch of horse country. This land runs along one of the neighborhood’s main roads, offering sights of some of the few locally sourced crops.
The entertainment scene in Kendall is growing, too. Residents can no longer call the neighborhood a boring place on the edge of a more interesting city. The area is seeing a surge of entertainment venues, such as comedy clubs and niche interest stores. In another attempt to reach out to the hipster-retro scene, the town even has an old-style arcade, complete with authentic games.
Kendall also offers a variety of cultural attractions. The neighborhood includes the Gold Coast Railroad Museum. This museum is full of facts about American history and the development of the rail lines. It also has the Lowe Art Museum. This museum, founded in 1952, contains sculptures and paintings from all over the world.
In short, Kendall is a unique combination of old and new ideas. It was once a slow-growing area devoted to family homes and small-scale shopping ventures. Now, it is burgeoning into a one-of-a-kind neighborhood with cultural opportunities, outdoor life, and luxury dining.
For an experienced real estate agent, the neighborhood offers a variety of opportunities. The market is growing with properties that range from housing to retail and more.
Real Estate Trends in Kendall
Kendall is a fairly competitive real estate market. However, competition is low in comparison to the markets of other Miami neighborhoods, where luxury housing is in high demand. In 2018, homes sold, on average, for 4 percent below the listing price and went pending in roughly 40 days. The average home prices in Kendall hover around $328,000. This is an increase of 17.8 percent since this time in 2017. The average price per square foot, meanwhile, also increased to about $204. This is up a little more than 2 percent from the previous year.
The median home value in 2018 is $315,600, which is also an increase at a little over 7 percent in the last year. Predictions say this rise is expected to continue steadily at close to 7 percent in the 2018–2019 fiscal year. The median home price in Kendall is between $365,000 and $395,000, while the median cost of rent is $1,750 per month.
Properties spend an average of 83 days on the market. Eight percent of properties have negative equity. This is on par with the national average of 8.2 percent. Only 1 percent of properties in Kendall have delinquent mortgages. This is also comparable to the national average of 1.1 percent.
In short, the Kendall market is a healthy one. It is poised for a steady upward growth in the coming years. Its wealth of varied real estate opportunities and moderate housing prices for the area make it attractive. It is an enticing alternative for people who cannot find or afford housing in other neighborhoods.
The Miami real estate market echoes the national market in its shortage of affordable single-family homes. In fact, these properties are in even shorter supply in many parts of Miami. Mid-priced homes for this market can be defined as homes in the range of $200,000 to $300,000. While the city offers many options for luxury housing, some people struggle to find a family unit in this lower price range.
This shortage of properties is a leftover from the 2008 market crash. Investors scrambled to get their hands on cheap properties at the time. In the decade since, they have retained these properties as rentals. The problem also stems in part from the high competition from foreign buyers in Miami. These buyers are often given preference since they pay in cash. Another problem is the lack of development in the sector of moderately priced homes. Construction is active in luxury housing, but not in normal family units.
All this means that neighborhoods like Kendall are looking increasingly attractive. Domestic buyers are searching for similar properties at a lower price. The growing trendiness of the main parts of Miami means that prices are high and family homes are in short supply. In comparison, Kendall’s growing real estate market offers a wealth of opportunities. This is the case for both buyers and real estate agents who want affordable family housing units.
An Insider Tip for Real Estate Agents Looking to Invest in Kendall
Kendall is not yet a high-stakes hotspot for real estate. Market trends show that it is headed toward being a much more popular location. This means that any real estate agent who gets in before this upswing will be in place to take advantage of a booming market.
If you are considering Kendall, it is a good idea to find properties that are close to projected growth areas. These will reap high returns as the neighborhood continues to expand. Projections say this growth will be at a high in the next few years. This means that it is wise for real estate agents to buy quickly to get ahead of the surge. Real estate agents can position themselves for great success by reading market trends. Since properties tend to spend a short time on the market, acting fast is a major key to success.
One of the main benefits of Kendall is that it lacks the extreme competition of other Miami neighborhoods. This leaves much more ease of opportunity for real estate agents. Buyers can jump into the market at reasonable prices and easy opportunities. Meanwhile, real estate agents are free to explore every sector, from retail to luxury housing.
As the real estate market continues to grow, opportunities for family housing will continue to rise. The number of potential buyers is set to increase accordingly. A key to success for any real estate agent considering the neighborhood is keeping an eye on the family housing market. Although Kendall offers many types of real estate, family housing is a solid investment. The neighborhood is especially attractive because it has many affordable family housing units. These tend to be in short supply in much of Miami. Real estate agents would do well to invest in family housing, whether in single units or condos.
Kendall is a quieter neighborhood in the great Miami region. It is just now beginning to see growth expected to continue throughout the end of the 2010s and into the 2020s. The neighborhood is on track to make a name for itself as an escape from urban life. With attention diverted from central Miami, buyers are looking toward neighborhoods like Kendall.
For real estate agents, this means it is the time to jump ahead of the crowd and dive into the Kendall market. However you decide to invest, Kendall offers many opportunities for real estate agents who want to get ahead of the rush. The market’s projected growth means that the next few years will yield strong returns for property owners. All it takes is understanding how the market will continue to develop as Miami’s population grows through the start of the next decade.