Kendall West today
What this means
Values in Kendall West are about flat (+1.3% in a year).
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
| Kendall West | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 35,912 (Census survey) | ||
| Median home value | $409,500 | 12% lower | 14% higher |
| Median gross rent | $1,808 | 1% lower | 8% higher |
| Median household income | $69,554 | 3% lower | 7% lower |
| Owner occupied homes | 53.6% | +1.4 pts | -14.0 pts |
| Residents 65 and older | 21% | +4.1 pts | -0.3 pts |
| Average commute (minutes) | 36 | 15% higher | 27% higher |
| Homes built 2010 or later | 2.2% | -9.2 pts | -12.0 pts |
| Median property tax paid | $3,284 | 12% lower | 20% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Kendall West
Unincorporated Miami Dade community about 17 miles west southwest of downtown, west of the Turnpike.
As an unincorporated area, Kendall West follows Miami-Dade County rules for zoning, permits and short term rentals.
Known for: neighborhood schools and parks
Development and roads: Farmland and open land border it on the west and north.
Compared with Miami-Dade County as a whole, housing is older (2.2% built since 2010 vs 11.4%); commutes are longer (36 vs 31 minutes); fewer homes are seasonal or vacation homes (0% vs 4.6%) and the population is older (21% age 65 or older vs 16.9%).
Closest matches on price and rent: Palm Harbor ($405,300, $1,806), West Palm Beach ($414,200, $1,772), Clermont ($418,400, $1,828).
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.
The typical home here was built around 1986. This is a multifamily heavy market (38.2% in buildings of 5+ units). Households average 2.77 people.
Each year about 0.4% 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 |
Condo towers and big complexes (18.4% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
Flood insurance here follows Miami-Dade County, which holds CRS class 3 (35% discount). The Miami-Dade County guide covers storms, flood claims and employers; 40.5% of county homes are in high risk flood zones.
Buying a home in Kendall West
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $409,500 |
Price to income: 5.9x, compared with 6.5x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: works for the typical $409,500 home here.
Investing in Kendall West
Long term rentals
| Kendall West | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 46.4% | -1.4 pts |
| Rental vacancy | 2.9% | -2.6 pts |
| Rent as share of renter income | 39.8% | +1.6 pts |
Short term rentals
Vacation home share is below the county (0% vs 4.6%), so nightly demand here is thinner.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 38.3% |
| Buildings with 5+ units | 38.2% |
| Manufactured homes | 1.2% |
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.