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 87 days on the market compared to the national average of 58 days. The median sale price for homes in Downtown Kendall, Miami over the last 12 months is $385,000, down 4% from the median home sale price over the previous 12 months.
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,
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
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,
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.
Located in the highly desirable Baptist district, this exceptional tropical modern estate sits on a 15,052 SF lot and offers 7 BD, 6 BA, sophisticated design, and resort-style living. A grand dual-entry driveway and wood-paneled entry porch lead into dramatic interiors featuring soaring vaulted ceilings, recessed lighting, and expansive open-concept living spaces. The great room seamlessly
Beautifully remodeled residence offering a seamless open-concept floor plan designed for both everyday living and entertaining. Thoughtfully updated with new appliances, custom cabinetry, and refined accent details throughout, the home blends modern comfort with timeless style. The spacious grand primary suite serves as a private retreat featuring generous walk-in closets and a beautifully
Bright, well-kept condo in the desirable Kings Creek community. Features an open living area, private balcony, and spacious bedrooms with great natural light. Enjoy resort-style amenities including pools, tennis courts, clubhouse, gym, and 24-hour security. Prime location near Dadeland Mall, MetroRail, and major highways for easy Miami access.
Welcome to urban living at its best in the heart of Downtown Dadeland! This bright and inviting 1 bedroom, 1 bathroom condo offers comfort, convenience, and an exceptional lifestyle in one of Miami’s most desirable neighborhoods. Featuring an in-unit washer and dryer, open-concept living space, sleek finishes and abundant natural light, this home delivers effortless everyday living. Step outside
LUMINOUS CORNER RETREAT WITH PANORAMIC VIEWS. DISCOVER A SANCTUARY OF COMFORT IN THIS SPACIOUS 2/2 CORNER UNIT, PERFECTLY POSITIONED IN DOWNTOWN DADELAND. DESIGNED FOR THOSE WHO VALUE BOTH LUXURY AND LOCATION. RESIDENTS ENJOY EXCLUSIVE ACCESS TO A RESORT-STYLE ROOFTOP POOL, A PRIVATE CLUBHOUSE, AND A FITNESS CENTER. LOCATED IN A PREMIER WALKABLE DISTRICT, YOU ARE MERE STEPS FROM GOURMET
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.
Penthouse residence in the highly sought after Downtown Dadeland community featuring 3 bedrooms, 3 full bathrooms, soaring 11 foot ceilings, & an abundance of natural light throughout. This private corner unit offers exceptional seclusion with no neighbors on either side. The open concept layout creates a spacious & airy feel with expansive living areas designed for both comfort & entertaining.
Wonderful 2 bedroom 2.5 bathrooms in sought after Kendall Glenn. Mexican tile floors, fully updated kitchen with stainless appliances & granite counters. Updated gorgeous bathrooms. Spacious Loft space with lots of storage is perfect for an office. Master is larger with walk=in closet and features a balcony. Patio deck is nicely landscaped. Just steps to community pool. Centrally located in East
Beautifully upgraded 4-bedroom, 3-bath home in the highly sought-after Continental Park neighborhood. Situated on an oversized corner lot, this property offers privacy, space, and a fully remodeled outdoor area ideal for entertaining. Features include a spacious terrace and a recently renovated pool with a paved deck, creating a true private outdoor retreat. Interior highlights include bright
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
Very spacious 1 bedroom with remodeled kitchen and bathroom, tile floors and great closet space! Incredible location right behind Baptist with easy access anywhere! AVAILABLE AFTER 6/25/2026
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
Bright townhome with private yard, walking distance to Dadeland Mall and the Metrorail station. Freshly painted, with updated bathrooms. Kendall Trace is an urban oasis of only 40 villas, with a security-gated community pool. Vaulted wood beam ceilings with plenty natural light. Private washer & dryer. Easy access to the Palmetto Expressway and US-1/Dixie Highway. Great home for entertaining,
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
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.
Spacious 3BR/2BA in Prime Dadeland Location – Walk to Mall, Metrorail & MoreWelcome home to this spacious 3-bedroom, 2-bath apartment (1,205 sq ft) ideally located in the heart of Dadeland. Enjoy the convenience of being just a short walk to Dadeland Mall, Downtown Dadeland, Publix, and the Metrorail, with direct access to the University of Miami (UM) and other major destinations.Unit
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,
Imperial at Kendall Apartments are located close to shopping and entertainment in the Dadeland area. Our 1 & 2 bedroom apartments feature a living room, dining room, walk-in closet and balcony. There are 2 swimming pools on the property, and each building has its own laundry facility on the first floor.Stop by our leasing office and take advantage of the move-in specials going on right
Property Id: 1204772Sign This Month and Receive a Rent Reduction, for an even lower monthly payment!If you want to live in Kings Creek South, you have now found the absolute best 2/2.Large master bedroom with closets. Top floor location, conveniently located near elevator and stairs. This gated community of Kings Creek South has 24 hour security, 2 swimming pools, hot spa,
?? Elevated Living in the Heart of South MiamiLocated on the prominent northern edge of Pinecrest and just moments from downtown Dadeland, South Miami, and Coral Gables, this 18-story luxury residence redefines urban living. Overlooking lush tree canopies, Biscayne Bay, and the glittering city skyline, each of the 296 homes is designed to inspire balance between mind, body, and
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