Kendale Lakes today
What this means
Kendale Lakes prices barely moved in the past year (+1.3%).
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| Kendale Lakes | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 52,622 (Census survey) | ||
| Median home value | $404,500 | 13% lower | 13% higher |
| Median gross rent | $1,968 | 8% higher | 18% higher |
| Median household income | $71,621 | about the same | 4% lower |
| Owner occupied homes | 71% | +18.8 pts | +3.4 pts |
| Residents 65 and older | 24% | +7.1 pts | +2.7 pts |
| Average commute (minutes) | 33 | 6% higher | 17% higher |
| Homes built 2010 or later | 1.3% | -10.1 pts | -12.9 pts |
| Median property tax paid | $2,990 | 20% lower | 10% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Kendale Lakes
Unincorporated suburb about 15 miles west southwest of downtown Miami, known for lakes and tree lined streets.
Kendale Lakes is an unincorporated community, so there is no city government; Miami-Dade County handles zoning, permits and rental rules.
Known for: Miccosukee Golf and Country Club; Miami Sunset Senior High
Development and roads: The Turnpike's Homestead Extension forms its eastern edge.
Compared with Miami-Dade County as a whole, more homes are owner occupied (71% vs 52.2%); less of the housing is in apartment and condo buildings (27.9% vs 44.7%); housing is older (1.3% built since 2010 vs 11.4%) and the population is older (24% age 65 or older vs 16.9%).
If you like the numbers here, also look at Ocoee ($406,400, $1,946), Apopka ($394,900, $1,969), Meadow Woods ($401,000, $1,906).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Miami-Dade County grew 3.7% from 2020 to 2025.
Median year built: 1980. The housing mix is 43.2% detached houses and 27.9% larger buildings. Average household size is 2.76.
Each year about 0.3% of residents arrive from other states.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
50.7% of homes predate 1980: expect four point inspections. Inspections
20% of homes are in buildings of 20 or more units; condo reserves and inspections decide financing. Condo financing
Flood, storms and jobs
As an unincorporated area, Kendale Lakes uses Miami-Dade County flood rules (CRS class 3, 35% off high risk premiums). For county flood claims, disaster history and jobs, see the Miami-Dade County guide (40.5% of homes there are in high risk zones).
Buying a home in Kendale Lakes
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $404,500 |
Price to income: 5.7x, compared with 6.5x for the county.
- Conventional: the most common loan in Miami-Dade County.
- FHA: the Kendale Lakes median of $404,500 fits under the $667,000 limit.
Investing in Kendale Lakes
Long term rentals
| Kendale Lakes | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 29% | -18.8 pts |
| Rental vacancy | 7% | +1.5 pts |
| Rent as share of renter income | 42.6% | +4.4 pts |
Short term rentals
Seasonal and vacation homes: 0% of the stock, against 4.6% countywide.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 43.2% |
| Buildings with 5+ units | 27.9% |
| Manufactured homes | 0.5% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.