Kendall vs North Miami

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

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

Kendall has the higher population (78,527 vs 59,429 in North Miami). Kendall has the higher median household income ($83,664 vs $51,909 in North Miami). Kendall has the higher median home value ($516,900 vs $326,300 in North Miami).

Population, income & housing

	Kendall	North Miami
Population	78,527	59,429
Median age	41.9 yrs	37.8 yrs
Median household income	$83,664	$51,909
Median home value	$516,900	$326,300
Median gross rent	$1,808	$1,543
Housing units	32,287	21,729
Homeownership rate	61.4%	43.4%
Bachelor's degree or higher	47.1%	22.1%
Unemployment rate	3.2%	5.4%

Trends (ACS 5-year, 2019–2023)

	Kendall	North Miami
Population	75,312 → 78,527 (+4.3%)	62,489 → 59,429 (-4.9%)
Median household income	$73,612 → $83,664 (+13.7%)	$41,611 → $51,909 (+24.7%)
Median home value	$382,400 → $516,900 (+35.2%)	$202,600 → $326,300 (+61.1%)
Median gross rent	$1,543 → $1,808 (+17.2%)	$1,172 → $1,543 (+31.7%)

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

North Miami

Population

62,48959,429

Median household income

$41,611$51,909

Median home value

$202,600$326,300

Median gross rent

$1,172$1,543

Age & race/ethnicity

Age distribution (share)

	Kendall	North Miami
Under 5	5.4%	7.2%
5 to 17	14.6%	16.6%
18 to 24	6.6%	9.0%
25 to 34	14.0%	13.3%
35 to 44	12.9%	15.9%
45 to 54	11.7%	11.5%
55 to 64	14.7%	12.1%
65 to 74	9.8%	9.1%
75 and over	10.3%	5.1%

Race & ethnicity (share)

	Kendall	North Miami
White (non-Hispanic)	23.8%	9.7%
Black or African American	4.3%	55.6%
American Indian & Alaska Native	0.0%	0.0%
Asian	3.0%	0.7%
Native Hawaiian & Pacific Islander	0.0%	0.0%
Some other race	0.5%	0.8%
Two or more races	2.9%	2.1%
Hispanic or Latino	65.5%	31.2%

Educational attainment (age 25+)

Share of adults 25+

	Kendall	North Miami
No high school diploma	6.9%	18.6%
High school graduate	18.8%	35.7%
Some college or associate's	27.2%	23.6%
Bachelor's degree	27.1%	13.8%
Graduate or professional degree	20.0%	8.3%

Commute to work

How workers get to work (share)

	Kendall	North Miami
Drove alone	71.8%	72.5%
Carpooled	8.0%	8.1%
Public transit	3.5%	6.3%
Walked	1.3%	1.6%
Bicycle	0.2%	0.1%
Worked from home	13.8%	7.8%
Other means	1.5%	3.6%

Housing

Units in structure (share)

	Kendall	North Miami
1-unit, detached	39.4%	36.1%
1-unit, attached	16.4%	3.6%
2 to 4 units	3.3%	4.2%
5 to 19 units	14.4%	11.8%
20 or more units	26.0%	43.7%
Mobile home & other	0.5%	0.6%

Poverty & households

	Kendall	North Miami
Poverty rate	11.2%	19.1%
Average household size	2.54	2.87
Mean commute (minutes)	30	31
Median year structure built	1978	1966