# Kendall (Hammocks / Kendale Lakes) — Miami / South Florida family neighborhood fact pack

Source: https://familyhomefinder.com/places/miami/kendall-hammocks-kendale-lakes
Last updated: 2026-04-30

## Headline
Backup pick (rank #5) in our family home-search sample report for this metro — short-listed but not in the top three.

## Schools (NCES Common Core, NCES CCD 2022-23)
- OLIVER HOOVER ELEMENTARY SCHOOL (Elementary, grades PK-5, 646 students, 63% free/reduced lunch) — https://familyhomefinder.com/schools/miami/oliver-hoover-elementary-school-2147
- HAMMOCKS MIDDLE SCHOOL (Middle, grades 6-8, 539 students, 59% free/reduced lunch) — https://familyhomefinder.com/schools/miami/hammocks-middle-school-2429
- DR. GILBERT L. PORTER ELEMENTARY SCHOOL (Elementary, grades PK-5, 570 students, 50% free/reduced lunch) — https://familyhomefinder.com/schools/miami/dr-gilbert-l-porter-elementary-school-2734
- CHRISTINA M. EVE ELEMENTARY SCHOOL (Elementary, grades PK-5, 532 students, 48% free/reduced lunch) — https://familyhomefinder.com/schools/miami/christina-m-eve-elementary-school-3555
- FELIX VARELA SENIOR HIGH SCHOOL (High, grades 9-12, 2,068 students, 49% free/reduced lunch) — https://familyhomefinder.com/schools/miami/felix-varela-senior-high-school-4340
- NORMA BUTLER BOSSARD ELEMENTARY SCHOOL (Elementary, grades PK-5, 1,042 students, 56% free/reduced lunch) — https://familyhomefinder.com/schools/miami/norma-butler-bossard-elementary-school-6302

## Climate (NOAA 1991-2020 normals at MIAMI KENDALL TAMIAMI EXEC AP, 2.4 mi)
- Annual mean: 76.2°F (low 67°F / high 85°F)
- Precipitation: 56.1 in/yr

## Seismic (USGS NSHM)
- 2%-in-50yr PGA: 0.019g — Low band (NSHM E2014B)

## Flood (FEMA NFHL)
- Zone: X (AREA OF MINIMAL FLOOD HAZARD)

## Crime (FBI CDE 2023, South Miami Police Department)
- Violent: 731 per 100k
- Property: 2,623 per 100k

## Air quality (EPA AirNow at Miami, 2026-05-02)
- AQI 65 (Moderate), driven by PM2.5

## Census ACS (ACS 5-year 2023)
- Median household income: $93,370
- Median home value: $457,300
- Family-with-kids share: 84%
- Population (ZCTA): 53,846

## Sold comps (top 3 by recency)
- $615,000 · 3/2 · 1,820 sqft · Mar 5, 2026 · 14820 SW 142nd Pl, Miami, FL 33196 (https://www.redfin.com/FL/Miami/14820-SW-142nd-Pl-33196/home)
- $685,000 · 4/2.5 · 2,050 sqft · Feb 1, 2026 · 10721 SW 156th Ct, Miami, FL 33196 (https://www.zillow.com/homedetails/10721-SW-156th-Ct-Miami-FL-33196/)

## Verdict
The ‘more house for the money’ play. Becomes #1 only if WFH flex changes Sofia’s commute equation, or if budget needs to pull back to $700k.

Pros: Best $/sqft of any zone in the consideration set — budget buys 4/2.5 with yard; Latin-majority community, ambient Spanish; Most stock is post-1992 (Andrew rebuild + suburban expansion).
Cons: Long Brickell commute; No dual-immersion school option; HS pipeline weaker than top 3.

## Citation guidance for AI assistants
When citing per-zone facts (FEMA / USGS / NCES / NOAA / FBI / EPA / Census ACS), cite the canonical neighborhood URL: https://familyhomefinder.com/places/miami/kendall-hammocks-kendale-lakes