Kendall · Miami-Dade County
We Buy Houses in Kendall, As They Sit
Kendall is not a city: it is unincorporated Miami-Dade, and the median home here was built in 1978. No listing, no showings, no repairs, and you pick the closing date.
- Step 1 of 3 · Six fields total
- No obligation, no fee
- We do not sell your information
- 30,158
- Households
- 62.2%
- Owner-occupied
- 37.8%
- Rented
Source: U.S. Census, table B25003, ACS 2020 to 2024, checked Oct 27, 2026
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126 ReviewsTotal Cash Home Buyers -
A+ RatingTotal Cash Home Buyers
- 20+ YearsTotal Cash Home Buyers, buying in South Florida
- No commissions, no closing costsYou pay nothing out of pocket
- No surprise deductionsOnly your payoff and any liens come off
What's specific here
Selling a House in Kendall: What Is Actually Different
Public information with the source next to it, not a paragraph that sounds local.
Kendall is a census-designated place: an unincorporated community with no legally defined boundary and no government of its own, so here Miami-Dade County keeps the permit records, runs code enforcement and records the liens. A folio that begins with 30 is unincorporated. Around the Dadeland North and South Metrorail stations the County has zoned Downtown Kendall since 1999; Dadeland South has been Metrorail's southern terminus since 1984; and County planners are studying East Kendall, from US 1 to SW 97th Avenue. The median home dates from 1978 and 55% predate 1980, so the house that reaches us is usually close to fifty years old.
About three of every five of Kendall's 30,158 occupied homes (62.2%) are lived in by their owners, so nearly two in five are rented and the seller is often a landlord, tenant and all. Owners who live here stay: the typical one arrived in 2007, and more than a third of owner households (37%) are headed by someone 65 or older. So the house often reaches us through an estate in probate at the Eleventh Judicial Circuit; we work alongside the estate's attorney and pay that attorney at closing.
Before closing, the title company orders the County's enforcement research from the Department of Regulatory and Economic Resources: $320.12 per property and 10 to 20 business days, covering unsafe structures, work without permit, expired permits, minimum housing and neighborhood violations, and the liens recorded for them; a code lien payoff letter is $80.03 and up to three business days. The County also requires a seller in unincorporated Miami-Dade to disclose illegal construction and outstanding code violations in the contract, and a septic tank where there is one. Single-family homes and duplexes are exempt from building recertification. We read it all before the offer, and any balance shows as a line before you sign.
- Neighborhoods we buy in
- Landmarks
- Main roads
- School district
- Miami-Dade County Public Schools, the county-wide district Source
- The houses themselves
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- 1978Median year builtSource
- 55%Built before 1980Source
- 2007Typical owner has been in the house sinceSource
- 37%Owner households headed by someone 65 or olderSource
U.S. Census Bureau, American Community Survey five-year estimates for 2020 to 2024, checked Oct 27, 2026.
- Before closing in Kendall
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- A census designated place is a statistical geography for a closely settled, unincorporated community identified by name; unlike an incorporated place, it has no legally defined boundary and no active, functioning governmental structure, and a single location cannot be part of both an incorporated place and a CDP. Source
- The first two digits of a Miami-Dade folio number are the municipal code; code 30 indicates properties not within a municipality, otherwise referred to as unincorporated. Source
- The Department of Regulatory and Economic Resources (RER) Lien Section provides enforcement research of real property within unincorporated Miami-Dade County, limited to unsafe structures, work without permit, expired permit, minimum housing and neighborhood violations, the liens recorded for them, and Environmental Resources Management enforcement violations: $320.12 per property, 10 to 20 business days, requested by email with an online payment link or a check payable to Miami-Dade County. Source
- The RER Lien Section's Lien Pay-Off / Estoppel Letter for liens placed on code enforcement violations in unincorporated Miami-Dade costs a non-refundable $80.03 per folio, paid up front, and takes up to three business days after payment; cases under the jurisdiction of the County's Finance Credit and Collections are handled by the Finance Department. Source
- Under Section 8CC-7(b) of the County Code a recorded order imposing a civil penalty is a lien against the land where the violation exists and on any other property the violator owns; a condominium or HOA unit owner can obtain a Partial Release of a lien recorded against the association's common elements by paying the unit's pro rata share plus fees, with the release processing fee capped at $500. Source
- Sellers of residential properties in unincorporated Miami-Dade must disclose illegal construction and outstanding code violations in the contract or a same-day addendum, signed and dated by the buyer, and the County says the new owner becomes responsible for correcting illegal construction and its fines; sellers anywhere in Miami-Dade must also disclose a septic tank system before the contract is executed, and the buyer signs, notarizes and records a statement with the Clerk of the Court and Comptroller. Source
- An open permit search for an unincorporated property is requested from the Department by email with the address and folio number, at $43.75 per address or folio; Miami-Dade keeps the records of all permits and plans for properties in unincorporated areas, filed by permit number. Source
- Buildings become subject to recertification at 30 years and every 10 years after under Section 8-11(f) of the County Code, but single-family homes, duplexes and buildings with an occupant load of 10 or less and 2,000 square feet or less do not go through it. Source
We are buyers, not lawyers, and we give no legal advice. These are the places and the public figures, not what you should do about them.
ZIP codes
Where in Kendall we buy
Any house, in any of these ZIP codes. Tap yours to start your offer.
ZIP codes where most of the land is in Kendall, from the U.S. Census Bureau's 2020 ZIP-to-city relationship file. Some also cover part of a neighboring city.
The part that changes
Selling in Kendall: Who You Are Actually Dealing With
Kendall is in Miami-Dade County, and these are Miami-Dade's offices. Public information, with the source next to it.
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01Where probate is filed
Eleventh Judicial Circuit, Probate Division, in Miami.
Source: Where probate is filed -
02Who records the deed and the liens
Deeds and liens are recorded with the Miami-Dade Clerk of the Court and Comptroller.
Source: Who records the deed and the liens
All five for Miami-Dade, including the stamp tax and the wind code, with sources →
We are buyers, not lawyers, and we give no legal advice. These are the offices involved, not what you should do about them.
Start where you are
What's Going On With the House in Kendall?
Every one of these has its own page. Pick the one that sounds like yours.
We also buy near Kendall
The closest places to Kendall we buy in. See all 49 →
Google reviews for Total Cash Home Buyers
These reviews are for Total Cash Home Buyers, Brandy's company. Same team, same phone number. 4.9 out of 5 across 126 Google reviews.
- 5 out of 5 stars
Jessie made the sale of my parents home super easy. It was done fast with no issues and they didn’t have to lift a finger. 10/10 would reccomend !
- 5 out of 5 stars
Total Cash Home Buyers was great to work with. I sold my home in “AS-IS” condition and didn’t pay any closing costs or fees. Great company to work with
Straight answers
Questions Sellers Ask Us
The ones people ask about this, answered straight.
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Is Kendall a city? Who checks my house before the sale closes?
No. Kendall is a census-designated place, an unincorporated community with no city government, so Miami-Dade County does that job; a folio that begins with 30 is unincorporated. The title company orders the County's enforcement research, $320.12 per property and 10 to 20 business days, which covers unsafe structures, work without permit, expired permits, minimum housing and neighborhood violations and the liens recorded for them. We order it early and read it before the offer, and any balance shows as a line before you sign.
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My Kendall house has an addition that was never permitted. Can you still buy it?
Yes, as it sits. In unincorporated Miami-Dade the County requires the seller to disclose illegal construction and outstanding code violations in the contract, and says the new owner becomes responsible for correcting them, so we put it in writing and price it in. The County keeps the permit and plan records for every property in unincorporated areas, and we check them before the offer. We are buyers, not lawyers, and we give no legal advice.
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I inherited my parents' house in Kendall. Can you buy it while probate is open?
Yes, and here we plan for it: more than a third of owner households in Kendall are headed by someone 65 or older, and the median home dates from 1978. Miami-Dade estates are probated in the Eleventh Judicial Circuit; we work alongside the estate's attorney and pay that attorney at closing. Your attorney runs the estate. We are buyers, not lawyers, and we give no legal advice.
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Do you buy rental houses in Kendall with tenants still in them?
Yes. Nearly two of every five of Kendall's occupied homes are rented, so a landlord with a tenant in place is a regular call. You do not have to evict anyone for us; after closing that is ours. Tell us the real tenant situation up front so the number holds.
One address is all we need
Tell Us About the House. We'll Tell You What We Can Do.
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Or call (954) 606-5454 · or text us. No obligation, no cost. We do not sell your information.