33176Kendall, Florida

Area Profile

Income, jobs, climate, physical risk and development data for ZIP code 33176.

Area Score unavailable

Missing required signals: opportunity, growth. AreaProfile withholds a score rather than inferring the missing dimensions.

How we calculate this

How this area ranks
SchoolsTop 28% of 4,422 ZIP areas measured69
Housing affordability5910th of 6,685 ZIP areas measured49
ClimateTop 15% of 6,789 ZIP areas measured81
Physical resilience5396th of 6,709 ZIP areas measured24
AccessTop 16% of 6,791 ZIP areas measured99
Economic stability3412th of 6,742 ZIP areas measured59
The quick read

Buying strains local incomes far more than renting does — the median home is 7.4 times median household income, against a historic benchmark near three — while rent takes 25% of it.

Physical-risk exposure is above the national median, driven mainly by hurricane, cold wave and coastal flooding.

A major airport is 10 miles away, giving the area unusually direct access to the national air network.

At a glance

Population
51,804
2024 ACS 5-Year
Median household income
$86,354
Top 30% nationally
Density
4,297/sq mi
12.1 sq mi of land
Median age
41.2
2024 ACS 5-Year
City
Kendall
Florida
Metro area
Miami-Fort Lauderdale-West Palm Beach, FL
Nearest major airport
MIA
10 mi · Miami Intl
Median home value
$638,900
2024 ACS 5-Year

Jobs & opportunity

44% of adults hold a four-year degree, higher than 83% of measured US ZIP areas.

MetricValueCompared nationallySource period
Median household income ±$6,885$86,354Top 30%of 31,2952024 ACS 5-Year
Per capita income ±$3,651$50,105Top 20%of 32,8222024 ACS 5-Year
Poverty rate10.9%Top 48%of 32,9702024 ACS 5-Year
Average commute33.0 minTop 24%of 32,8872024 ACS 5-Year
Bachelor's degree or higher43.7%Top 17%of 33,1932024 ACS 5-Year
Labor force participation64.0%Top 37%of 33,2522024 ACS 5-Year
Mean annual wage$67,190Bottom 47%of 6,0722025 OEWS
Median annual wage$48,640Bottom 31%of 6,0722025 OEWS
Median household income, successive ACS releases
202120222023202486k74k
Each point is a separate five-year estimate, most recently $86,354 in the 2024 ACS 5-Year. Consecutive releases share four years of sample, so AreaProfile shows them as a record of successive estimates and does not compute a year-over-year change from them.
Largest occupations — Miami-Fort Lauderdale-West Palm Beach, FL
OccupationPeople employedMedian annual wage
Retail Salespersons91,370$34,330
General and Operations Managers74,960$105,640
Customer Service Representatives63,440$39,560
Registered Nurses61,670$91,380
Office Clerks, General61,160$44,730
Waiters and Waitresses57,830$36,070

Occupational employment and wages are published for metropolitan areas rather than for individual cities or ZIP areas, so these describe the wider labor market this location sits in. 2025 OEWS, U.S. Bureau of Labor Statistics.

60% of students met the state standard in mathematics and 69% in reading, across the schools here that reported results.

There are 17.4 students for every full-time teacher, more than in most measured places.

Public schools
15
2024-25 school year
Students per teacher
17.4
across all schools here
Math proficiency
60.0%
Top 30% in Florida
Reading proficiency
68.8%
Top 12% in Florida
SchoolDistrictStudentsPer teacherMathReading
MIAMI KILLIAN SENIOR HIGH SCHOOLMIAMI-DADE67517.8
FRANK CRAWFORD MARTIN K-8 CENTERMIAMI-DADE61115.348%61%
WILLIAM H. LEHMAN ELEMENTARY SCHOOLMIAMI-DADE52214.167%72%
LEEWOOD K-8 CENTERMIAMI-DADE50617.464%70%
KENDALL GREENS HIGH SCHOOL · charterMIAMI-DADE48248.2
SOMERSET ACADEMY BAY · charterMIAMI-DADE41019.577%84%
SOMERSET PREPARATORY ACADEMY SUNSET · charterMIAMI-DADE35015.986%85%
KENDALE ELEMENTARY SCHOOLMIAMI-DADE34816.665%74%
RICHMOND HEIGHTS MIDDLE SCHOOLMIAMI-DADE34520.327%37%
GLORIA FLOYD ELEMENTARY SCHOOLMIAMI-DADE34411.147%54%
SCHOOL FOR ADVANCED STUDIES - SOUTHMIAMI-DADE29036.3
SOMERSET ACADEMY BAY MIDDLE SCHOOL · charterMIAMI-DADE25921.675%75%

34.9% of students here are eligible for free or reduced-price lunch. That describes the circumstances families arrive with rather than how the schools perform, which is why AreaProfile shows it and does not score it.

Public schools only, from the NCES Common Core of Data. Schools are placed by ZIP code, so this is which schools are in this place rather than which one a particular address is zoned for — district boundaries do not follow municipal ones, and enrollment zones change. Fully virtual schools are excluded: they enroll students from across the state while reporting one administrative address, and counting them here would describe a school population this place does not have. The assessment covers grades 3 through 8, so a high school shows no proficiency figure — a dash in those columns means the test was not given at that school, not that it performed badly. Proficiency is measured against Florida’s own standard, so it compares cleanly within the state and only broadly against other states; AreaProfile therefore ranks it within state. The directory is current, while the proficiency figures are from the last school year with national coverage before the pandemic interrupted testing.

Housing & affordability

How it’s calculated →

Median rent of $1,774 takes 25% of median household income, below the 30% threshold at which a household is considered cost-burdened.

A median home costs 7.4 times median household income here, well above the historic benchmark, at a level conventionally described as seriously unaffordable.

Rent as a share of income
24.7%
Below the 30% cost-burdened threshold
Home price to income
7.4×
median home value ÷ median income
Median gross rent
$1,774
2024 ACS 5-Year
Median home value
$638,900
2024 ACS 5-Year
MetricValueCompared nationallySource period
Home price to income7.40Top 5%of 30,4042024 ACS 5-Year
Homeownership rate61.7%Bottom 18%of 32,9102024 ACS 5-Year
Housing units ±98820,239Top 3%of 33,7722024 ACS 5-Year
Median gross rent ±$44$1,774Top 13%of 26,6182024 ACS 5-Year
Median home value ±$37,164$638,900Top 8%of 30,9412024 ACS 5-Year
Rent as a share of income24.7%Top 16%of 26,4702024 ACS 5-Year
Vacancy rate6.1%Bottom 28%of 33,0282024 ACS 5-Year

Both affordability measures come from the same ACS release as the income they are compared with, so the comparison is like for like. They describe housing cost against local earnings and are not a cost-of-living index — transport, groceries, healthcare, insurance and taxes are not included, and a place can look affordable here and still be expensive to live in for reasons this does not capture.

Growth & development

How it’s calculated →

No building-permit activity is published for this location by the Census Building Permits Survey.

Weather & climate

8 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 91°F and January a low of 57°F.

Normal annual precipitation is 56.1 inches.

Air quality measures a median index of 48, in the Good band, and about 4 days a year pass 100, the threshold at which the air is unhealthy for sensitive groups.

50°70°90°JFMAMJJASOND
Solid line: normal daily high. Dashed line: normal daily low. 1991-2020 normals from NOAA station MIAMI KENDALL TAMIAMI EXEC AP, 4.6 miles from this location.
Precipitation
JFMAMJJASOND8.8"
Normal monthly precipitation, in inches.
MetricValueSource period
90th percentile air quality index61.02024 calendar year
Annual precipitation56.1"1991-2020 Normals
Average January low57°F1991-2020 Normals
Average July high91°F1991-2020 Normals
Comfortable months81991-2020 Normals
Days above AQI 10042024 calendar year
Median air quality index48.02024 calendar year
Seasonal temperature swing17°F1991-2020 Normals
Air quality
Median air quality index
48
Good on a typical day
Worst tenth of days
61
90th percentile index
Days above 100
4
unhealthy for sensitive groups

A comfortable median and a bad tail are different problems. Wildfire smoke and summer ozone show up in the worst tenth of days, not in the middle of the year.

Climate figures are thirty-year normals, not current conditions. They describe what a typical year looks like rather than what the weather is doing today. Air quality is measured rather than modelled, by EPA monitors, and published by county only where a monitor sits — roughly half the counties AreaProfile publishes have one, and the rest show nothing rather than an estimate. Air masses are regional, so a county reading describes the air over a place reasonably well, but it is still the county reading.

Physical risk

24 / 100
Physical resilience

The hazards accounting for most of this area's expected annual loss are hurricane, cold wave and coastal flooding.

HurricaneElevated
Coastal floodingModerate
Cold waveElevated

Low or minimal exposure: lightning, inland flooding, heat wave, tornado, wildfire, hail, strong wind, drought, earthquake, landslide.

Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. ZIP values are the land-area-weighted mean of the counties the ZIP Code Tabulation Area intersects. Expected annual loss is not allocated below county level. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.

These are deaths, not offences. AreaProfile does not publish reported crime, and this is not a substitute for it — it says nothing about burglary, theft or assault.

Miami-Dade County records 4.6 homicide deaths per 100,000 residents a year, near the middle of counties measured. The CDC does not publish this below county level.

Firearm deaths of all intents run at 7.4 per 100,000 — more than the homicide rate, because nationally most firearm deaths are suicides.

Drug overdose deaths run at 7.3 per 100,000 residents in Miami-Dade County.

Homicide
4.6
per 100,000 residents · under 10 deaths
Firearm deaths, all intents
7.4
per 100,000 residents · under 10 deaths
Drug overdose
7.3
per 100,000 residents · under 10 deaths
Suicide
8.6
per 100,000 residents · under 10 deaths

Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides. The two columns overlap and should not be added.

Age-adjusted rates from provisional death certificate records, published by the CDC for Miami-Dade County as a whole — these rates are not published below county level. A county can hold both a dense city centre and a suburb whose experience of it is nothing alike, so this describes the county around 33176 rather than 33176 itself. That is why AreaProfile shows these figures and does not put them in the Area Score. Where fewer than ten deaths were recorded the count is suppressed at source, and a rate built on single figures moves sharply between releases. What this measure has that reported crime does not: a death certificate is filed whether or not the local police agency submitted a return that year, so the figures stay comparable between places and over time.

What this profile does not cover

Three things people look for are missing from every AreaProfile page, and each is missing for a reason rather than by oversight. The Area Score is calculated without them and the weighting is documented on the methodology page.

Reported crime
Offences reported to police are published by department rather than by town, and only where a department reported every month of the year. No municipal department reports for this place — many smaller communities are policed by the county — so there is no figure to show. A partial year is never scaled up to look complete, and arrest counts or news volume are never substituted for it.
Taxes and full cost of living
No public source publishes either with national coverage and a method open enough to check. Housing affordability above is computed from published rent, price and income, and excludes transport, groceries, healthcare, insurance and taxes — commuting cost in particular tends to offset suburban housing savings. Nothing here is individualised tax advice.
Anything about a specific address
Every figure describes an area, not a street or a house. School attendance zones, insurance pricing and the character of a neighbourhood all vary within the places measured here.

Access

5 major airports lie within 100 miles, the nearest 10 miles away.

AirportCodeDistanceLongest runway
Miami IntlMIA10 mi13,016 ft
Miami-Opa Locka ExecOPF18 mi8,002 ft
Fort Lauderdale/Hollywood IntlFLL31 mi8,000 ft

Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.

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Data & methodology

Used forSourceSource periodUpdated
AccessFederal Aviation Administration
Airports (NASR) — Aeronautical Data Delivery Service
NASR current cycle28-day NASR cycle
Physical riskFederal Emergency Management Agency
National Risk Index
National Risk Index December 2025 (v1.20.0)Periodic dataset versions (v1.20.0 current)
ClimateNOAA National Centers for Environmental Information
U.S. Climate Normals 1991–2020 (Monthly)
1991-2020 NormalsEvery ten years (next release follows the 2001–2030 period)
JobsU.S. Bureau of Labor Statistics
Occupational Employment and Wage Statistics
2025 OEWSAnnual (spring release)
Demographics, Housing, Income, JobsU.S. Census Bureau
American Community Survey 5-Year Estimates (Table-Based Summary File)
2024 ACS 5-YearAnnual (5-year estimates released each December)
safetyU.S. Centers for Disease Control and Prevention, National Center for Health Statistics
Provisional county-level mortality by intent
April, 2025 to March, 2026Quarterly, with a rolling twelve-month window alongside complete calendar years
schoolsU.S. Department of Education, National Center for Education Statistics
Common Core of Data and EDFacts assessments
2019-20 school year; 2024-25 school yearDirectory annually; assessment results as EDFacts releases them
ClimateU.S. Environmental Protection Agency, Air Quality System
Daily Air Quality Index by county
2024 calendar yearAnnually, once a calendar year is complete

Profile recalculated August 30, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology or browse every source.

33176 vs Kendall

How this ZIP area compares with Kendall as a whole. Both figures come from the same ACS release, so the comparison is like for like.

33176
Kendall
Median household income
$86,354
vs
$87,325
Per capita income
$50,105
vs
$50,412
Population density
4,297/sq mi
vs
4,942/sq mi
Median home value
$638,900
vs
$567,900
Median gross rent
$1,774
vs
$1,905
Homeownership rate
61.7%
vs
62.2%
Bachelor's degree or higher
43.7%
vs
47.9%
Poverty rate
10.9%
vs
11.2%
Median age
41.2
vs
42.0

Some demographic statistics use Census ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP delivery geography. See the methodology for how AreaProfile maps between them.