Kendall vs Miami Beach

A side-by-side comparison of Kendall and Miami Beach: population, income, housing, and more.

Kendall and Miami Beach are places in Florida. This page compares them across population, income, housing, education, commuting, and how each has changed since 2019.

Miami Beach has the higher population (81,319 vs 78,527 in Kendall). Kendall has the higher median household income ($83,664 vs $67,014 in Miami Beach). Miami Beach has the higher median home value ($542,000 vs $516,900 in Kendall).

Population, income & housing

	Kendall	Miami Beach
Population	78,527	81,319
Median age	41.9 yrs	42.4 yrs
Median household income	$83,664	$67,014
Median home value	$516,900	$542,000
Median gross rent	$1,808	$1,733
Housing units	32,287	63,225
Homeownership rate	61.4%	38.7%
Bachelor's degree or higher	47.1%	51.2%
Unemployment rate	3.2%	3.9%

Trends (ACS 5-year, 2019–2023)

	Kendall	Miami Beach
Population	75,312 → 78,527 (+4.3%)	90,108 → 81,319 (-9.8%)
Median household income	$73,612 → $83,664 (+13.7%)	$53,971 → $67,014 (+24.2%)
Median home value	$382,400 → $516,900 (+35.2%)	$459,000 → $542,000 (+18.1%)
Median gross rent	$1,543 → $1,808 (+17.2%)	$1,396 → $1,733 (+24.1%)

Kendall

Population

75,31278,527

Median household income

$73,612$83,664

Median home value

$382,400$516,900

Median gross rent

$1,543$1,808

Miami Beach

Population

90,10881,319

Median household income

$53,971$67,014

Median home value

$459,000$542,000

Median gross rent

$1,396$1,733

Age & race/ethnicity

Age distribution (share)

	Kendall	Miami Beach
Under 5	5.4%	4.7%
5 to 17	14.6%	10.5%
18 to 24	6.6%	5.6%
25 to 34	14.0%	16.4%
35 to 44	12.9%	16.4%
45 to 54	11.7%	15.1%
55 to 64	14.7%	12.9%
65 to 74	9.8%	10.7%
75 and over	10.3%	7.7%

Race & ethnicity (share)

	Kendall	Miami Beach
White (non-Hispanic)	23.8%	34.0%
Black or African American	4.3%	3.4%
American Indian & Alaska Native	0.0%	0.1%
Asian	3.0%	2.3%
Native Hawaiian & Pacific Islander	0.0%	0.0%
Some other race	0.5%	1.1%
Two or more races	2.9%	3.3%
Hispanic or Latino	65.5%	55.8%

Educational attainment (age 25+)

Share of adults 25+

	Kendall	Miami Beach
No high school diploma	6.9%	10.0%
High school graduate	18.8%	16.8%
Some college or associate's	27.2%	21.9%
Bachelor's degree	27.1%	29.3%
Graduate or professional degree	20.0%	21.9%

Commute to work

How workers get to work (share)

	Kendall	Miami Beach
Drove alone	71.8%	47.3%
Carpooled	8.0%	5.7%
Public transit	3.5%	7.0%
Walked	1.3%	7.9%
Bicycle	0.2%	5.6%
Worked from home	13.8%	20.2%
Other means	1.5%	6.1%

Housing

Units in structure (share)

	Kendall	Miami Beach
1-unit, detached	39.4%	9.3%
1-unit, attached	16.4%	1.3%
2 to 4 units	3.3%	5.9%
5 to 19 units	14.4%	18.9%
20 or more units	26.0%	64.4%
Mobile home & other	0.5%	0.3%

Poverty & households

	Kendall	Miami Beach
Poverty rate	11.2%	14.4%
Average household size	2.54	1.97
Mean commute (minutes)	30	27
Median year structure built	1978	1969