Why commuters and families are drawn to Downtown Kendall
Downtown Kendall is the jam-packed nucleus of Kendall, a Miami suburb home to multiple highway and transit connections, a bustling mall and a collection of parks and schools. This renter-friendly community has amenities that reflect its growth from a sleepy suburban commercial corridor to an active hub for dining, boutique shopping, entertainment and community gatherings. You’ll find a mix of single-family and multifamily housing, walkable, urban pockets, as well as quieter, residential streets – all within a half-hour of Downtown Miami.
Live close to reliable public transportation in Downtown Kendall.
You could bike to your destinations while living in Downtown Kendall.
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Miami-Dade County schools offer flexibility and strong ratings
Kendall is served by top-rated Miami-Dade County Public Schools. From lottery-driven magnets to open enrollment and district-approved transfers, Miami-Dade gives families options. Vineland K-8 Center and Miami Palmetto Senior High are top-rated public schools nearby. The neighborhood also has top-rated private options, including Cattoira Montessori School and Kendall Christian School.
Kenwood K-8 Center.
Miami Killian High School.
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How Downtown Dadeland shapes Downtown Kendall’s condo market
West of the Palmetto Expressway, near main roads like SW 104th Street, Downtown Kendall has some condo communities built in the 1960s and ‘70s. Dadeland Mall, on the other side of the expressway, was developed around the same time. It wasn’t until the early aughts that condo and apartment towers were built, establishing what Miami native Carlos Larocca calls the “mini-city of Downtown Dadeland.” Larocca, a co-founder and broker of Cardenas Larocca Commercial Real Estate, says this walkable, mixed-use pocket – filled with retail, shopping and services – is set between Kendall Drive, Pinecrest Parkway and the Palmetto Expressway. Condo prices start in the low $200,000s and can reach the mid $700,000s, thanks to Downtown Dadeland’s luxury units. Regular HOA fees maintain the upkeep of community amenities like pools and gyms. This is also true of the neighborhood’s townhouses, which run from the low $400,000s to the mid $800,000s.
The condo towers of Downtown Dadeland, a mini-city in the Downtown Kendall community.
Shop till you drop at Dadeland Mall in Downtown Kendall, FL.
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Houses for buyers, from midcentury ranches to modern builds
Between the busy roads, older condos sit along, quiet residential streets that offer old Florida charm. Mature palmettos and live oaks with their twisted, leafy branches shade sidewalks, grassy road verges and narrow streets. Ornamental plantings like paradise trees and Brazilian red-cloaks, named for their vibrant blossoms, sit in front of midcentury and midcentury modern ranch styles and Spanish Revivals. A few new construction homes with contemporary architecture are in the neighborhood, too. HOAs are rare, and while new builds are on lots smaller than a fifth-acre, most other homes are on at least a quarter-acre. The median single-family price is around $1.3 million. Houses with less than 2,750 square feet of space run from the high $700,000s to just under $2 million, and those with more room sell from around $1.5 million up to $3.5 million.
Shop till you drop at Dadeland Mall in Downtown Kendall, FL.
Mature palms trees and sidewalk-lined streets are a common sight in Downtown Dadeland.
Pools are common backyard fixtures in Downtown Kendall.
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From retail to parks, how locals spend time
The 1.4-million-square-foot Dadeland Mall has over 180 stores, from ALDO to ZARA. Restaurants include food-court classics like Chick-fil-A, as well as trendy, dine-in spots, such as CVI.CHE 105, serving Peruvian staples and cocktails, and Earls with its contemporary American fusion menu. Beyond the mall, Downtown Dadeland also has myriad restaurants and other businesses, including a Publix.
Downtown Kendall isn’t all about shopping and dining — there’s plenty of room to play, too. The neighborhood’s Continental Park has ballfields, walking trails, tennis and basketball courts, a shaded playground and more. It hosts after-school programs and anchors community events, including Ari’s Birthday 5K Walkathon, a fundraiser for the Ari Arteaga Foundation, created in honor of University of Miami baseball coach J.D. Arteaga’s late son.
A unique coffee stall in Dadeland Mall.
Enjoy shooting some hoops at Continental Park.
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Metrobus, Metrorail and major highways connect residents to Miami
Locals have multiple transportation assets at their disposal, including the Dadeland South station on Miami-Dade County’s Metrorail network. Commuters can hop on the train here to reach Downtown Miami, roughly 17 miles away. Downtown Kendall has various Metrobus stops as well, and drivers here are close to U.S. Route 1, which can take them up to Miami and connects to Interstate 95, as well as the Palmetto Expressway.
The Miami Metro Rail helps residents of Downtown Kendall travel to the city more conveniently.
Metrobus stops are aplenty in this neighborhood.
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Flood zone and hurricane considerations in Downtown Kendall
All of Greater Miami is vulnerable to hurricanes. There are several FEMA-designated flood zones in the Downtown Kendall community, and homebuyers purchasing within them – regardless of whether it’s a house, townhouse or condo – will need flood insurance for federal mortgage eligibility. Additional homebuying costs include hurricane retrofitting, which includes installations of features like impact-resistant windows and doors or shutters. On average, Kendall receives over 60 inches of rain annually. Hurricane season spans from early June to late November.
Future developments in retail, housing and healthcare
“As far as what’s current and what’s coming, all the retail along U.S. 1 is being redeveloped,” Larocca says. “The Sunset Place mall has been an ongoing discussion for years, and they’re finally proceeding with that. That revitalization will be a major driver for employment, dining, nightlife and opportunity.” Demolition of the mall is set for early 2026, and the following redevelopment will also bring new housing options to the community. Another incoming addition is the expansion of the Baptist Health campus, a major local employer. The hospital estimates the opening of its women’s cancer center will be in 2026 or 2027.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Are you familiar with the Downtown Kendall neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Downtown Kendall
US
Homicide
2
4
Sexual Assault
4
4
Assault with Weapon
3
4
Robbery
4
4
Burglary
5
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
Downtown Kendall Demographics and Home Trends
On average, homes in Downtown Kendall, Miami sell after 86 days on the market compared to the national average of 55 days. The median sale price for homes in Downtown Kendall, Miami over the last 12 months is $385,000, down 8% from the median home sale price over the previous 12 months.
Rare opportunity to own a beautifully renovated home located on a quiet cul-de-sac in highly desirable East Kendall. This private, fully fenced property features gated entry and a spacious layout. The home offers 3 bedrooms, 2 bathrooms, and a 2-car garage, along with an expansive driveway with ample space for multiple vehicles, boat, or RV parking. Inside, enjoy a modern open-concept design
Tucked away on the quiet, low traffic streets of Kendall Point, a semi private neighborhood with only three entrances, this spacious single family home offers comfort, privacy, and room to grow. Featuring 4 large bedrooms and 3 bathrooms across over 3,300 square feet of living space, the home is designed for both everyday living and effortless entertaining. Inside, you’ll find elegant plantation
Don't miss the opportunity to enjoy breathtaking sunset views from the spectacular 24th floor Penthouse with wrap around balcony. This substantially updated residence offers a split floor plan with 2 large bedrooms and 2 bathrooms. Walk in Closets.Freshly polished marble floors throughout,soaring 10+ foot ceilings with floor to ceiling sliding door and windows. Unit has been freshly
Discover the charm of Metropolis I in this cozy 2-bedroom, 2-full bath apartment. Embrace a warm and inviting atmosphere with a practical layout that caters to your needs. Each bedroom offers its own full bath, ensuring comfort and convenience for residents. With the added perk of one assigned parking space, this apartment provides easy living in a sought-after location. Schedule a viewing today
Stunning opportunity at Metropolis at Dadeland — one of South Miami's most coveted addresses. This bright 1/1, 657 SF residence features an open layout, modern finishes, and in-unit W/D. Currently leased until September — income in place from day one. Steps from Dadeland South Metrorail, Dadeland Mall, Baptist Health, and UM. Full resort amenities: rooftop pool, fitness center, 24-hr concierge,
FIRE SALE! Price improved for this rare opportunity to acquire a 22-unit condo portfolio located within two well-located condo buildings in the heart of Dadeland (Miami 33156): 9143 SW 77th Ave and 9001 SW 77th Ave. Portfolio includes 7 three-bedroom units, 6 two-bedroom units, and 9 one-bedroom units, offering diversified unit mix and strong rental demand. Prime location near Dadeland Mall,
Spacious 2-bed, 2-bath condo in the highly desirable, gated community of Kings Creek. This 1,075 sq ft residence features designer tile flooring, a fully custom kitchen and bathrooms, quartz countertops, recessed LED lighting, modern doors and trim. The open floor plan offers abundant natural light, generous closet space, and a private balcony for relaxing outdoors. Enjoy the convenience of
Large 1 Bedroom 1 Bath Apartment in Downtown Dadeland. 1 Parking Space included. Washer and Dryer in unit. Community has a beautiful Rooftop Pool, Gym, and other common areas. Invest in Dadeland. Several new restaurants and cafes.
Across from Baptist Hospital, Corner first, floor view! Modern updates with Quartz countertops, Stainless steel appliances, NEW AC! New flooring bedroom! 5% FINANCING APPROVED!! Reserves, healthy HOA, Recertifications done and filed with county, Plenty of coverage on Master Insurance! Great Investment or Primary home! Across from Baptist Dadeland! This updated 2-bedroom, 2-bath corner unit blends
Experience the best of urban living in the heart of Downtown Dadeland! This bright and airy 2-bedroom, 2-bath residence offers a highly desirable split floor plan, providing both comfort and privacy. The spacious primary suite features an oversized walk-in closet with beautiful custom wood built-ins, offering exceptional storage and organization. Natural light fills the open living and dining
Largest & Best Priced 3 bedroom 2 bathroom condo. Very large bedrooms in the corner of the building with lots of natural light. Building is freshly painted and all windows are impact. Property needs TLC but its the best price unit for the size in the entire community. Very easy to show. Call to schedule your tour today.
Beautiful 3 bedroom 2 bathroom condo very close to Dadeland mall and much more! This building has been freshly painted and the unit has upgraded impact windows throughout! The unit has tile throughout and is in move in condition. Very centrally located in the Dadeland area, you are seconds away from major highways like 826 and fine dinning & shopping. Also, a great opportunity for any investor
Beautiful 2 bedroom 2 bathroom condo very close to dadeland mall and much more! This building has been freshly painted and the unit has upgraded impact windows throughout! The unit has tile throughout and is in move in condition. Very centrally located in the dadeland area, you are seconds away from major highways like 826 and fine dinning & shopping. Also, a great opportunity for any investor
COMPLETELY REMODELED GORGEOUS 2/2 in a prestigious building in magnificent Dadeland area! Walk to the mall, shops, and restaurants! High floor with fantastic skyline views and 2 deeded parking spaces and extra storage unit. Don't miss out on this wonderful high-floor unit. Very easy to show. Please use Showing Assist for your appointment.Valet parking included in maintenance .
Wonderful Single-family home in Kendal Green surrounded by trees which will make you feel miles away from the City but been really minutes away from everything. This home has a formal living and dining room, a large, expansive eat-in kitchen/family room, fireplace, 4 spacious bedrooms, and a heated pool & spa. It is a warm and welcoming home in a great neighborhood. Lots of curb appeal also.
Bright and well-appointed 1-bedroom, 1-bath residence in the desirable Downtown Dadeland community. This unit offers a functional 749 SF layout with tile flooring throughout, an open kitchen, and a spacious living area with natural light. Enjoy the convenience of an assigned parking space in a secure garage and access to full-service building amenities, including a pool, fitness center,
Location! Location! Location! Completely furnished and very spacious 1 bedroom and 1 and a half bath property located at the highly-sought area of Dadeland. This amazing unit has stainless steel kitchen appliances, tyle floors, high impact windows, central A/C and washer and dryer inside the unit. Just steps away from Dadeland Mall, University of Miami, Coral Gables, Miami International Airport,
Downtown Dadeland one-bedroom condo with all the amenities and comforts for an active lifestyle. Features include: Marble floors, custom walk-in closet, gourmet kitchen with breakfast bar, private balcony, impact resistant glass, washer/dryer in unit, rooftop infinity pool and jacuzzi, fitness center. Conveniently close to metrorail station, retail shops and restaurants. Basic cable, internet,
Located on the prominent northern edge of Pinecrest, conveniently close to downtown Dadeland, South Miami, and Coral Gables – Crest at Pinecrest Apartments is a landmark for luxury living that places the mind, body, and soul in perfect balance. Crest creates an innovative & synergistic approach to the indoor and outdoor experiences, but on a more sophisticated scale due to its unique location
Terrific listing in Downtown Dadeland, corner unit with 3 nice size bedrooms, split plan, 2 baths. Open kitchen/dining and living area. Large eat in counter, recent stainless steel appliances, pantry and additional storage areas. All bedrooms with walk in closets, main bedroom has a large shower and also an extra closet. Motorized window treatments, all neutral tile throughout. Many upgrades
For those seeking an active way of life framed in a relaxed setting, Colony at Dadeland is the place to be in South Miami-Dade County and minutes from Dadeland Mall. Offering two pools, a clubhouse and round-the-clock fitness center, this well-maintained rental community is also a haven of peace and quiet that’s surrounded by all conveniences and recreational opportunities you could wish for. The
Beautifully maintained unit in the highly desirable Venetian Palms community, known for its tranquil atmosphere. The community features a park-like setting with lush landscaping, walking paths, and benches throughout, along with a well-kept pool and a community room available for private events. Located just minutes from the expressway, with convenient access to Whole Foods, Target, and a wide
Pearl Dadeland is the epitome of luxury living, with unmatched amenities and extensive interior features to suit your needs. We offer a unique variety of spacious studio, one-, two-, and three-bedroom apartment homes with extra-large living spaces and sleek designs. Step inside to discover carefully crafted designs such as stainless steel appliances, quartzite countertops, elegant wood-style and
Downtown Dadeland best rental. 1/1 with almost 850sqft with balcony. Spacious bedroom with walk-in closet and laminate wood floors. Large living/dining area with tile floors. Bathroom white tile with tub/shower, granite top.Open kitchen with granite counter tops. stain steel appliances. Washer/ dryer inside the unit. Located on 4th floor with a balcony facing west.Unit comes with 1
Smart Living – Now Within ReachSituated in the heart of one of Miami’s most desirable neighborhoods, Downtown Dadeland has quickly established itself as a fresh, urban living experience with a unique downtown feel.Living at this inviting pedestrian district puts an exciting mix of shops, restaurants and conveniences at your doorstep. Being adjacent to the Dadeland Mall, the Metrorail,
Beautifully Remodeled 2BR/2BA Ground-Floor Condo in East Kendall - Kings Creek South. Fully remodeled with luxurious finishes throughout, featuring designer quartz countertops, new stainless steel appliances, new impact windows/doors, new lighting, new porcelain tile floors, new doors, new modern kitchen and baths. Spacious, open layout with abundant natural light. Located in a highly desirable
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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