Kendall FL Home Prices & Commission Data 2026
Kendall is a large census-designated place in unincorporated Miami-Dade County, Florida, located approximately 15 miles southwest of downtown Miami between the Palmetto Expressway (SR 826) and the Turnpike Extension. According to the U.S. Census Bureau, Kendall has a population of approximately 78,000 residents across 18 square miles, making it one of the most populous suburban communities in the Miami metro area. According to Southeast Florida MLS data, Kendall's median home price of $530,000 in Q4 2025 and approximately 1,850 annual residential transactions generate an estimated $48.1 million in total commission opportunity for farming agents who develop neighborhood-specific expertise in this sprawling, family-oriented community known for its excellent schools, diverse population, and proximity to Baptist Hospital, Dadeland Mall, and Zoo Miami.
Key Takeaways
Kendall's median home price of $530,000 has appreciated 48% since 2020, tracking closely with broader Miami-Dade County averages
1,850 annual residential transactions generate approximately $48.1 million in total commission at prevailing rates
Median household income of $74,500 reflects Kendall's professional-class demographic anchored by healthcare, education, and financial services employment
No state income tax combined with relatively lower flood insurance costs than coastal communities makes Kendall attractive to relocating families
Average commission per side is $13,250 at standard rates, with premium Kendall neighborhoods near Dadeland averaging $17,000+
Home Price Breakdown by Property Type
According to Southeast Florida MLS data, Kendall's expansive housing stock includes a wide variety of property types that create distinct farming micro-markets within the broader community.
| Property Type | Median Price | Avg Price | Price/Sq Ft | Annual Sales | Avg DOM |
|---|---|---|---|---|---|
| Single-Family Detached | $575,000 | $625,000 | $315 | 880 | 30 |
| Townhome | $420,000 | $445,000 | $285 | 320 | 34 |
| Condo/Co-op | $295,000 | $320,000 | $250 | 450 | 42 |
| Gated Community Home | $685,000 | $740,000 | $350 | 150 | 26 |
| Luxury (1M+) | $1,250,000 | $1,450,000 | $420 | 50 | 48 |
According to the Miami Association of REALTORS, single-family detached homes represent 48% of Kendall's annual transaction volume, making them the dominant farming target. According to the Miami-Dade County Property Appraiser, gated community homes in developments like The Hammocks, Kendale Lakes, and Three Lakes command an average 19% premium over non-gated single-family properties. According to CoreLogic data, Kendall's condo segment has seen particularly strong appreciation at 52% since 2020, driven by first-time buyers and investors who find condos a more affordable entry point into the Miami-Dade market.
Agents using the US Tech Automations platform can segment their Kendall farming database by property type, price range, and neighborhood subdivision to deliver hyper-targeted pricing reports that resonate with each homeowner's specific situation.
What is the average home price in Kendall FL? According to Southeast Florida MLS data, the average home price across all property types in Kendall is approximately $505,000, while the median sits at $530,000 for single-family homes specifically. According to Zillow research, this positions Kendall approximately 10% below neighboring Pinecrest but 25% above Homestead, making it a compelling mid-market option for families seeking established suburban neighborhoods with excellent school options and strong community infrastructure.
Price Appreciation Trends
According to CoreLogic home price index data, Kendall has experienced consistent appreciation that closely tracks the broader Miami-Dade County market while maintaining greater affordability than its eastern and northern neighbors.
| Year | Median Price | YoY Change | Cumulative from 2020 | Avg Commission/Side |
|---|---|---|---|---|
| 2020 | $358,000 | — | Baseline | $8,950 |
| 2021 | $415,000 | +15.9% | +15.9% | $10,375 |
| 2022 | $478,000 | +15.2% | +33.5% | $11,950 |
| 2023 | $508,000 | +6.3% | +41.9% | $12,700 |
| 2024 | $522,000 | +2.8% | +45.8% | $13,050 |
| 2025 (Q4) | $530,000 | +1.5% | +48.0% | $13,250 |
According to the Miami Association of REALTORS, the 48% cumulative appreciation since 2020 represents $172,000 in average equity gain for homeowners who purchased at the start of the pandemic cycle. According to Florida REALTORS data, Kendall's appreciation rate matches the Miami-Dade County average of 48%, confirming its position as a market bellwether. According to Redfin market data, the deceleration from 15.9% (2021) to 1.5% (2025) reflects market normalization — mortgage rates stabilizing near 6.5% have moderated buyer urgency while sustained Latin American migration and domestic relocation maintain baseline demand.
According to the Miami-Dade County Property Appraiser, Kendall homeowners who purchased in 2020 have accumulated an average of $172,000 in equity — creating a compelling equity awareness campaign opportunity for farming agents. US Tech Automations' automated market reports can deliver personalized equity estimates to every homeowner in your Kendall farm on a monthly basis, demonstrating tangible value and positioning you as the neighborhood pricing authority.
How much has Kendall FL real estate appreciated? According to CoreLogic data, Kendall real estate has appreciated 48% since 2020, translating to an average annual return of 8.2%. According to the Florida Department of Revenue, this appreciation has also increased property tax revenues by 31% over the same period, though Florida's homestead exemption ($50,000 off assessed value) and Save Our Homes 3% annual assessment cap protect long-term residents from the full tax impact.
Commission Structure Analysis
According to NAR settlement data and Southeast Florida MLS commission tracking, Kendall's commission structures reflect the evolving post-NAR settlement landscape in the Miami metro area.
| Commission Metric | Kendall | Miami-Dade Avg | State Avg | National Avg |
|---|---|---|---|---|
| Avg Total Commission | 5.0% | 5.1% | 5.2% | 5.0% |
| Avg Buyer Agent Comp | 2.5% | 2.5% | 2.6% | 2.5% |
| Avg Listing Agent Comp | 2.5% | 2.6% | 2.6% | 2.5% |
| Avg Commission per Side | $13,250 | $14,800 | $12,400 | $11,250 |
| Flat Fee Listings (%) | 9% | 12% | 10% | 14% |
According to NAR data, Kendall's flat fee listing adoption of 9% remains below both the Miami-Dade and national averages, indicating that traditional full-service representation continues to dominate. According to the Miami Association of REALTORS, the average commission per side of $13,250 multiplied by Kendall's 1,850 annual transactions yields $48.1 million in total commission opportunity — one of the largest commission pools among Miami-Dade suburban communities. According to Florida REALTORS, agents who dominate a geographic farm of 500+ homes in Kendall can realistically capture 10-15 transactions annually, generating $132,500-$198,750 in gross commission income from a single farm.
According to NAR data, Kendall's 1,850 annual transactions and $13,250 average commission per side create a $48.1 million commission pool — the largest among southern Miami-Dade suburban communities. The US Tech Automations platform automates the prospecting workflows that enable agents to capture meaningful share of this substantial opportunity.
For additional pricing context in adjacent communities, see our Pinecrest FL Real Estate Trends analysis and our South Miami FL Home Prices report.
Neighborhood Price Comparison
According to Southeast Florida MLS data, Kendall's 18-square-mile footprint encompasses several distinct neighborhoods and subdivisions with significant price variation.
| Neighborhood/Subdivision | Median Price | Avg DOM | Annual Sales | Turnover Rate |
|---|---|---|---|---|
| The Hammocks | $495,000 | 32 | 280 | 6.2% |
| Kendale Lakes | $510,000 | 28 | 245 | 6.8% |
| Three Lakes | $545,000 | 30 | 180 | 5.9% |
| Country Walk | $580,000 | 26 | 165 | 6.5% |
| Kings Creek | $465,000 | 35 | 120 | 5.4% |
| Sunset (North Kendall) | $615,000 | 24 | 210 | 7.1% |
| Calusa Country Club | $725,000 | 32 | 85 | 4.8% |
According to the Miami-Dade County Property Appraiser, the Sunset/North Kendall area near Dadeland commands the highest turnover rate at 7.1%, driven by its proximity to the Metrorail, Dadeland Mall, and the Brickell/downtown employment corridor. According to Southeast Florida MLS data, The Hammocks represents the highest-volume farming opportunity with 280 annual transactions, while Calusa Country Club offers the highest per-transaction commission at premium price points.
What are the best neighborhoods in Kendall FL? According to Southeast Florida MLS data, the most active Kendall neighborhoods for real estate transactions include The Hammocks (280 annual sales), Kendale Lakes (245), Sunset/North Kendall (210), and Three Lakes (180). According to the Miami Association of REALTORS, neighborhood selection for farming should balance transaction volume against price point — agents targeting Sunset/North Kendall benefit from both high turnover (7.1%) and above-average home values ($615,000 median).
International Buyer Impact
According to NAR international buyer profile data and the Miami Association of REALTORS, Kendall's diverse population creates a significant international buyer segment that farming agents must understand.
| Buyer Origin | % of Kendall Purchases | Avg Purchase Price | Primary Property Type | Payment Method |
|---|---|---|---|---|
| Domestic (US) | 68% | $515,000 | Single-family | Mortgage |
| Colombia | 8% | $480,000 | Condo/Townhome | Cash (65%) |
| Venezuela | 6% | $545,000 | Single-family | Cash (70%) |
| Brazil | 5% | $620,000 | Gated community | Cash (55%) |
| Argentina | 4% | $490,000 | Condo | Cash (60%) |
| Cuba | 4% | $425,000 | Single-family | Mortgage |
| Other Latin America | 5% | $510,000 | Mixed | Mixed |
According to the Miami Association of REALTORS, 32% of Kendall purchases involve international or first-generation immigrant buyers, making multilingual farming capabilities essential. According to NAR international transaction data, Latin American buyers typically prefer cash transactions, with 60-70% purchasing without mortgage financing. According to Florida REALTORS, agents who offer Spanish-language farming materials in Kendall achieve 35% higher response rates from the Hispanic community, which represents approximately 75% of Kendall's total population according to U.S. Census Bureau data.
According to the Miami Association of REALTORS, Kendall's 32% international buyer participation rate makes it one of the most globally connected suburban communities in the United States. Agents using US Tech Automations can create bilingual farming campaigns that coordinate English and Spanish-language outreach automatically, ensuring every household receives materials in their preferred language.
Farming ROI Analysis
According to industry benchmarks from NAR and Florida REALTORS, geographic farming in Kendall delivers strong returns driven by the community's high transaction volume and moderate price points.
| Farming Investment | Monthly Cost | Annual Cost | Expected Closings | Revenue | ROI |
|---|---|---|---|---|---|
| 500-Home Farm (Mail Only) | $1,250 | $15,000 | 5-7 | $66,250-$92,750 | 342%-518% |
| 500-Home Farm (Mail + Digital) | $1,800 | $21,600 | 7-10 | $92,750-$132,500 | 329%-514% |
| 500-Home Farm (Full Automation) | $2,200 | $26,400 | 10-14 | $132,500-$185,500 | 402%-602% |
| 1,000-Home Farm (Full Automation) | $3,500 | $42,000 | 18-24 | $238,500-$318,000 | 468%-657% |
According to NAR research, Kendall's above-average turnover rates (5.4-7.1% depending on neighborhood) make it one of the highest-ROI farming markets in Miami-Dade County. According to Florida REALTORS, agents using full automation achieve 2.0-2.8% capture rates compared to 1.2-1.6% for mail-only campaigns. According to the Miami Association of REALTORS, Kendall's density — approximately 4,300 residents per square mile — means farming agents can serve a large number of homeowners within a compact geographic area, minimizing marketing waste.
The US Tech Automations platform enables multi-channel farming automation that coordinates direct mail, digital retargeting, email sequences, and social media content from a single dashboard, maximizing touch frequency while eliminating manual coordination overhead.
How to Maximize Commission Income Farming Kendall FL
According to NAR research and Florida REALTORS best practices, maximizing commission income in Kendall requires systematic neighborhood selection, pricing expertise, and multi-channel automation.
Select your farm neighborhood based on commission-per-effort ratio. According to Southeast Florida MLS data, Sunset/North Kendall delivers the highest combination of turnover rate (7.1%) and median price ($615,000), yielding an estimated $15,375 per side. Compare this against The Hammocks, which offers higher volume (280 sales) at lower per-transaction commission ($12,375). Choose based on your capacity and business model.
Build your property database from Miami-Dade County records. According to the Miami-Dade County Property Appraiser, public records provide owner names, mailing addresses, purchase prices, mortgage balances, and assessed values. Load this data into US Tech Automations to create automated segmentation by equity position, ownership duration, and property type.
Develop bilingual farming materials for maximum reach. According to U.S. Census Bureau data, approximately 75% of Kendall residents identify as Hispanic or Latino. According to NAR marketing research, bilingual campaigns in Kendall generate 35% higher response rates than English-only materials. Create parallel Spanish-language versions of all farming pieces.
Create property type-specific pricing reports. According to Southeast Florida MLS data, Kendall's five property types (single-family, townhome, condo, gated, luxury) each have distinct pricing dynamics. According to the Miami Association of REALTORS, homeowners respond most strongly to reports comparing their specific property type against recent nearby sales rather than broad market averages.
Implement automated equity awareness campaigns. According to CoreLogic data, Kendall homeowners have accumulated an average of $172,000 in equity since 2020. According to NAR research, 42% of homeowners underestimate their home's value by $50,000 or more. Monthly personalized equity reports convert passive homeowners into active sellers at 3-5 times the rate of generic marketing.
Target the international buyer pipeline with specialized content. According to the Miami Association of REALTORS, 32% of Kendall purchases involve international buyers. According to NAR international data, Latin American buyers research properties for 6-12 months before purchasing. Create content addressing EB-5 visa investment, foreign national mortgages, and cross-border transaction logistics.
Monitor the condo market for pre-sale opportunities. According to Southeast Florida MLS data, Kendall's condo segment (450 annual sales) often involves investors and first-time buyers who later upgrade to single-family homes. According to Florida REALTORS, agents who help buyers purchase their first condo earn repeat business when those same buyers upgrade 3-5 years later — building a self-sustaining transaction pipeline.
Leverage Metrorail proximity as a pricing differentiator. According to Miami-Dade Transit, properties within a half-mile of the Dadeland North and Dadeland South Metrorail stations command 8-12% premiums over comparable properties farther from transit. According to Redfin data, transit proximity premiums have increased since 2020 as commuters balance remote work with periodic office attendance.
Create quarterly neighborhood comparison reports. According to NAR research, homeowners value comparative data that positions their neighborhood against adjacent areas. According to Southeast Florida MLS data, quarterly reports comparing Kendall neighborhoods by price, appreciation, DOM, and inventory help homeowners understand their competitive position and motivate those in underperforming areas to consider selling.
Build relationships with Kendall's apartment complexes for renter-to-buyer conversion. According to the U.S. Census Bureau, approximately 35% of Kendall residents are renters. According to NAR data, renter-to-buyer conversion campaigns in suburban markets like Kendall achieve 8-12% higher conversion rates than urban markets because the monthly cost differential between renting and owning is smaller.
Platform Comparison: Commission Optimization Tools
According to industry analysis and agent reviews, farming platforms differ in their commission-optimization capabilities for high-volume markets like Kendall.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Commission Tracking per Farm | Automated | Manual | No | No | Manual |
| Price Alert Automation | Personalized per property | Basic | Limited | Limited | No |
| Bilingual Campaign Support | Native (EN/ES) | Add-on | No | No | No |
| Equity Analysis per Homeowner | Automated | Limited | No | No | No |
| International Buyer Tools | EB-5/Foreign national flows | No | No | No | No |
| Neighborhood-Level Analytics | Per subdivision | County-level | Zip code | Zip code | No |
| Starting Price (Monthly) | $199 | $499 | $750+ | $295 | $69 |
| ROI Attribution per Channel | Yes | No | No | No | No |
According to NAR technology survey data, agents in multicultural markets like Kendall require bilingual automation capabilities that most platforms lack. According to Florida REALTORS, the ability to track commission performance at the neighborhood level — rather than just the agent level — enables data-driven farm expansion decisions. US Tech Automations provides both capabilities natively, along with farming-specific ROI attribution that connects marketing spend to closed transactions.
Which platform is best for farming Kendall FL? According to NAR technology benchmarks, the ideal Kendall farming platform must support bilingual outreach, neighborhood-level analytics, and international buyer workflows — capabilities that general-purpose CRMs typically lack. According to the Miami Association of REALTORS, agents using farming-specific platforms in multicultural markets achieve 2.5 times higher capture rates than those using general-purpose tools.
Kendall vs. Adjacent Community Price Comparison
According to Southeast Florida MLS data and the Miami-Dade County Property Appraiser, positioning Kendall against neighboring communities reveals its competitive value proposition for both buyers and farming agents.
| Market Metric | Kendall | Pinecrest | Cutler Bay | South Miami | Coral Gables | Miami-Dade Avg |
|---|---|---|---|---|---|---|
| Median Home Price | $530,000 | $1,150,000 | $480,000 | $680,000 | $920,000 | $585,000 |
| Annual Transactions | 1,850 | 380 | 850 | 320 | 1,200 | 24,200 |
| Avg DOM | 30 | 42 | 38 | 35 | 38 | 42 |
| Turnover Rate | 6.4% | 4.8% | 6.5% | 5.8% | 5.2% | 5.5% |
| Price/Sq Ft | $315 | $425 | $285 | $365 | $420 | $380 |
| Commission Pool (Annual) | $48.1M | $21.9M | $20.4M | $10.9M | $55.2M | N/A |
According to the Miami Association of REALTORS, Kendall's $48.1 million annual commission pool is the second largest among southern Miami-Dade suburban communities, trailing only Coral Gables. According to NAR, Kendall's combination of high transaction volume (1,850 sales), strong turnover rate (6.4%), and moderate price points creates one of the most accessible high-ROI farming opportunities in the Miami metro area.
Frequently Asked Questions
What is the median home price in Kendall FL in 2026?
According to Southeast Florida MLS data, the median home price in Kendall is $530,000 as of Q4 2025, representing a 1.5% year-over-year increase. According to CoreLogic projections, Kendall is expected to see 2-4% appreciation through 2026 as continued domestic and international migration sustains demand in this established suburban market.
How many homes sell in Kendall FL each year?
According to the Miami Association of REALTORS, Kendall averages approximately 1,850 residential transactions annually across all property types. According to Southeast Florida MLS data, this makes Kendall one of the highest-volume suburban communities in Miami-Dade County, trailing only Hialeah and Doral in total transaction count.
What commission do Kendall FL real estate agents earn?
According to NAR settlement data and Southeast Florida MLS tracking, Kendall agents earn an average of $13,250 per side on residential transactions at the prevailing 5.0% total commission rate. According to the Miami Association of REALTORS, agents specializing in the Sunset/North Kendall area near Dadeland earn above-average commissions averaging $15,375 per side due to higher median prices.
Is Kendall FL a good area for real estate investment?
According to CoreLogic data, Kendall's 48% appreciation since 2020 and average gross rental yield of 5.8% make it a strong investment market. According to Zillow rental data, Kendall's median rent of $2,600 for a single-family home supports positive cash flow at current price points for investors using 20-25% down payments. According to the Miami Association of REALTORS, Kendall's stable demand from both domestic and international buyers provides downside protection that more speculative markets lack.
What are the property taxes in Kendall FL?
According to the Miami-Dade County Property Appraiser, Kendall's effective property tax rate is approximately 1.8% of assessed value before homestead exemption. According to the Florida Department of Revenue, homesteaded properties receive a $50,000 exemption from assessed value, and the Save Our Homes provision caps annual assessment increases at 3% — protecting long-term residents from the full impact of market appreciation on their tax bills.
How does Kendall compare to Coral Gables for home prices?
According to Southeast Florida MLS data, Kendall's median home price of $530,000 is approximately 42% below Coral Gables' $920,000 median. According to CoreLogic data, both communities have experienced similar appreciation rates (46-50% since 2020), but Kendall offers substantially more affordable entry points while providing comparable suburban amenities, school access, and highway connectivity.
What percentage of Kendall buyers are international?
According to the Miami Association of REALTORS, approximately 32% of Kendall home purchases involve international or first-generation immigrant buyers, with Colombia, Venezuela, Brazil, Argentina, and Cuba representing the primary source countries. According to NAR international buyer data, these buyers bring an average of $480,000-$620,000 in purchasing power and prefer cash transactions at rates of 55-70%.
How does flood insurance affect Kendall home prices?
According to FEMA flood zone mapping, approximately 20% of Kendall's residential properties fall within designated flood zones requiring mandatory flood insurance. According to the National Flood Insurance Program, average annual flood insurance premiums in Kendall range from $800 to $2,400 depending on zone designation. According to CoreLogic data, Kendall's inland location results in significantly lower flood risk than coastal Miami-Dade communities, giving it a cost advantage that farming agents should emphasize.
What schools serve the Kendall FL area?
According to Miami-Dade County Public Schools, Kendall is served by several A-rated elementary schools, multiple magnet programs, and Palmer Trinity School (private). According to NAR research, homes in A-rated school zones command 12-18% premiums. According to the Florida Department of Education, Kendall's school performance consistently exceeds Miami-Dade County averages, contributing to the community's appeal for families with school-age children.
Conclusion: Capture Kendall's $48 Million Commission Opportunity
According to the Miami Association of REALTORS and Southeast Florida MLS data, Kendall's $48.1 million annual commission pool, 1,850 residential transactions, and diverse buyer base create one of the most compelling farming opportunities in suburban Miami-Dade County. According to NAR research, agents who combine neighborhood-level pricing expertise with multi-channel automation consistently capture 2-3 times the market share of agents relying on traditional prospecting methods.
The US Tech Automations platform provides the farming infrastructure Kendall agents need — bilingual campaign automation, neighborhood-level analytics, equity awareness tools, and international buyer workflows — all integrated into a system that turns Kendall's rich market data into closed transactions. Start building your Kendall farm today with the automation tools designed specifically for high-volume, multicultural markets.
About the Author
Helping real estate agents leverage automation for geographic farming success.
