Kendall is a dense residential and commercial neighborhood in Miami-Dade County, Florida, commonly associated with ZIP code 33176, with small extensions into 33156 and 33166. Located about 10 miles southwest of downtown Miami, it sits between major corridors such as the Don Shula Expressway and the Palmetto Expressway, well positioned for commuters heading toward downtown, the airport, or Miami Beach. This overview explains the geographic boundaries, key streets, population and household characteristics, housing options, education, transport, and commercial anchors that define Kendall as a long-standing, car-centric, suburban-style district within Miami.
Defining the Kendall Area and ZIP Code Boundaries
Kendall is an unincorporated community and neighborhood within Miami-Dade County, not a separate municipality. It is generally identified with ZIP code 33176, though parts may fall into adjacent codes such as 33156 or 33166. The neighborhood is bounded approximately by the Don Shula Expressway (SR 874) to the east, the Palmetto Expressway (SR 826) to the west, Southwest 88th Street to the north, and Southwest 120th Street to the south. These boundaries place Kendall west of Kendall West, north of The Hammocks, and east of Westwood Lakes, forming a suburban grid well suited to automobile travel rather than dense walkable urban cores.
Key Streets and Local Geography
Main thoroughfares include Southwest 88th Street, Southwest 104th Street, Southwest 120th Street, Kendall Drive (Southwest 88th Street), and Bird Road, all of which serve both local trips and regional through-traffic. Major arterial roads such as the Palmetto Expressway and Don Shula Expressway provide faster access to downtown Miami, the airport, and coastal corridors. Because the area developed largely after World War II around the automobile, block sizes are typically generous and street networks are designed for car connectivity rather than dense, mixed-use pedestrian streets.
Demographics and Household Patterns
Based on American Community Survey and U.S. Census data, Kendall shows a large population of Hispanic or Latino residents, alongside significant White, Black or African American, and Asian groups. Households skew toward family units, with a substantial share of married-couple families. The population density is relatively high compared with many suburban U.S. neighborhoods, reflecting the mix of multifamily buildings and single-family homes on smaller urban lots. Median household income and rent levels are generally above county minima but below those of Miami Beach or Brickell, positioning Kendall as a middle-income suburb within the broader Miami metro economy.
Housing Stock and Real Estate Trends
Housing in Kendall comprises single-family homes, townhouses, and mid- to high-rise multifamily buildings constructed largely from the 1960s onward. Typical homes feature two to four bedrooms, with many properties updated in the 1990s and 2000s, meaning mechanicals and kitchens often reflect late-20th- and early-21st-century standards. Condominium and apartment complexes dominate newer construction, while pockets of older single-family neighborhoods maintain more traditional yard-front orientations. Compared with Brickell high-rises or coastal South Beach, Kendall offers more space per unit and lower price per square foot, attracting buyers and renters seeking suburban-style layouts within reasonable commuting distance to employment centers.
| Attribute | Verified Detail | Source Type |
|---|---|---|
| Primary ZIP Code | 33176 | U.S. Postal Service |
| Commonly Adjacent ZIP Codes | 33156, 33166 | U.S. Postal Service |
| Major North Boundary | Southwest 88th Street | Miami-Dade County GIS |
| Major South Boundary | Southwest 120th Street | Miami-Dade County GIS |
| Major East Boundary | Don Shula Expressway (SR 874) | Florida Department of Transportation |
| Major West Boundary | Palmetto Expressway (SR 826) | Florida Department of Transportation |
Education Institutions in Kendall
Kendall is served by Miami-Dade County Public Schools, with notable campuses including Miami Coral Park High School, Jose Marti MAST 6-12 Academy, and various elementary and middle schools. Additionally, the area hosts higher education branches such as Miami Dade College campuses, offering associate and continuing education programs. Private school options include religious and secular institutions, providing alternatives for families seeking non-district schooling. Proximity to Kendall Drive and major arterials makes campuses relatively accessible by car, though bus routes link many schools to transit corridors.
Transportation and Commute Considerations
Because Kendall is heavily car-oriented, the majority of trips occur by single-occupancy vehicle. The Don Shula Expressway and Palmetto Expressway serve as primary commuter corridors, connecting residents to downtown Miami, Port of Miami, the airport, and northern suburbs. Miami-Dade Transit does operate local bus routes along major streets like Kendall Drive and Southwest 8th Street, but frequency and coverage are more limited compared with core urban neighborhoods. Tri-Rail does not directly serve Kendall; the closest commuter rail stations are typically near downtown Miami or along the airport line, requiring a bus or car ride to reach them. Given this network, peak-hour congestion on the expressways can be pronounced, and parking is generally ample but can be tight near schools and large regional retail centers.
Commercial Centers and Everyday Amenities
Kendall supports a broad range of everyday services, anchored by regional shopping destinations such as Dadeland Mall and the Kendall Marketplace. Grocery chains, pharmacies, medical offices, and big-box retailers are distributed along Southwest 88th Street and Kendall Drive, ensuring that residents can meet most needs without long trips. Health care is represented by major systems with clinics and specialty offices in the area. Restaurants and personal services span diverse cuisines and price points, reflecting the neighborhood’s demographic mix. Because much of this development occurred alongside the road network, strip-style retail and shopping centers line major arterials rather than forming a centralized downtown plaza.
Safety, Community Life, and Practical Tips
Crime statistics vary by subarea within Kendall, but overall the neighborhood reports moderate property and violent crime rates compared with county averages, with pockets that perform above or below the mean. Prospective residents can use publicly available crime maps from law enforcement agencies to review recent trends at the block level. Community life is supported by places of worship, civic associations, parks, and libraries, many of which host multilingual programs reflecting the area’s diversity. For newcomers, practical steps include verifying school catchment boundaries with Miami-Dade County Public Schools, reviewing commute times via expressway and bus routes at off-peak and peak hours, and comparing unit-level prices when considering condos versus single-family homes. Because Kendall is a broad area, conditions and amenities can differ noticeably from north to south and block to block, so site-specific research is advisable.
Quick Reference: Kendall Snapshot
- Primary ZIP Code: 33176 (with 33156 and 33166 nearby)
- Typical Housing Types: Single-family homes, townhouses, mid- and high-rise multifamily
- Commute Mode: Predominantly car-dependent; limited but usable transit
- Major Schools: Miami Coral Park High, Jose Marti MAST 6-12, local elementary and middle schools
- Key Retail: Dadeland Mall, Kendall Marketplace, corridor retail on Kendall Drive and Southwest 88th Street
- Main Expressways: Don Shula Expressway (SR 874), Palmetto Expressway (SR 826)
In summary, Miami ZIP code 33176 captures the core of Kendall, a substantial, car-oriented neighborhood defined by its grid of streets, expressway access, mixed housing stock, and diverse population. Whether you are evaluating commutes, school options, or housing value, understanding the boundaries, transportation links, and commercial anchors of Kendall helps you make informed, evergreen decisions about living, working, and investing in this established Miami-Dade community.