No city hall: the county handles it

Kendall isn't a city. It's unincorporated Miami-Dade, split into several census areas, such as Kendall, Kendall West, Kendale Lakes, The Hammocks, and Three Lakes, that most people simply call Kendall or West Kendall. Miami-Dade County issues the building permits, runs code enforcement, and records any code liens.

Next door, Pinecrest, Palmetto Bay, and South Miami are incorporated and keep their own records. A house with a Miami mailing address a few blocks away may answer to a different government, so a permit search has to start in the right place.

Ranch houses from the 1960s and 1970s

Kendall's older sections, closer to Dadeland and US-1, are full of single-story ranch homes on generous lots, many with a pool, a screened patio, and a garage turned into a bedroom decades ago. Many were bought by families who raised their children there. The children have since grown and scattered, and the house tends to be sold when a parent needs more care or passes away. We've been buying as-is homes for over a decade, and you don't need to deal with any of the issues below first.

  • Pool screen enclosures and equipment that have been patched rather than replaced
  • Roof replacements that must meet High-Velocity Hurricane Zone product approvals, which raises the price
  • Garage conversions and additions that may not appear in the county's permit records
  • Some older lots still on septic tanks rather than sewer

Lakes, canals, and the homes around them

Much of Kendall was developed around man-made lakes and drainage canals, including the Snapper Creek Canal. Lakefront lots are popular, but they raise their own questions: eroding lake banks, how the yard drains after a heavy storm, and flood zone designations that can change from one street to the next. We look at where your home sits and how it has held up in past storms.

Villas, townhomes, and older associations

Kendall has a large supply of villas, townhomes, and low-rise condos built in the 1970s and 1980s. Many of those associations are now paying for original roofs, plumbing, and paving at once. Condo buildings three stories or taller also fall under Florida's milestone inspection and reserve rules. If dues or an assessment have made your unit hard to keep, we can go through the association's numbers with you and make an offer.

Frequently asked questions

Who handles permits and code enforcement for a Kendall home?

Miami-Dade County, because Kendall is unincorporated. Nearby Pinecrest, Palmetto Bay, and South Miami have their own departments.

Do you buy lakefront homes in Kendall?

Yes. We factor in the lake bank, drainage, and flood zone, and we buy the home as it is.

Will you buy a Kendall villa in an association with a special assessment?

Yes. Send us the assessment notice if you have it, and we'll review it alongside the association's budget.

My parent is moving to assisted living. How soon can we sell?

You set the date. Some families close soon after the title work is done, and others wait until the move is complete. Leave behind anything you don't want.