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Living in
Kendall West.
Kendall West is an unincorporated community in Miami-Dade County, FL. It has no city government: the county runs it, and the Census counts it as its own place.
About
Life in Kendall West
Living in Kendall West means embracing suburban South Florida life with a strong Latino cultural core—this isn't a tourist destination, it's a working residential community where Spanish dominates daily life and family-oriented households are the norm. Housing costs are moderate for Miami-Dade County, with median home values around $410,000 and rents averaging $1,808, though that calculus depends heavily on your current cost baseline. The job market is solid with just 2.7% unemployment, and the median household income of roughly $70,000 suggests a stable working-class and professional mix.
Kendall West at a Glance
Population, income, housing and more
Median Age
44.5 yrs
Poverty Rate
11.9%
Foreign-Born
68.3%
Broadband Internet
94.5%
of households
Population Growth
-7.7%
recent change · Census Bureau
Median household income
Demographics68.3% foreign-born, most often from Cuba
Who lives in Kendall West: race and ethnicity, ages, households, languages and countries of origin
In Kendall West, the largest foreign-born group is from Cuba (59.7%), and 87.1% of residents speak Spanish at home.
Under 18
16.9%
of residents
65 and Older
21.0%
of residents
Households with Kids
31.0%
anyone under 18
Living Alone
18.7%
of households
Married Couples
48.1%
of households
Avg Household Size
2.77
people
Race & Ethnicity
Hispanic or Latino of any race; other groups are non-Hispanic
Top countries of origin (foreign-born)
Languages Spoken at Home
Cost of Livingrent 8% above FL average
Rent, home values, and income in Kendall West
In Kendall West, rent runs 8% above the FL average, and home values are 14% above the FL average.
Median rent (per month)
Median home value
Rent Burdened
60.2%
spending 30%+ of income on rent
Severely Rent Burdened
31.9%
spending 50%+
Cost of Living Index
114.2
metro area (BEA) · US avg = 100
Median Property Tax
$3,284
per year, owner-occupied homes
Homeowners
53.6%
of occupied homes are owned
Typical Home Built
1986
median year built
Vacant Homes
3.1%
of housing units
Jobs & Economyunemployment 1.2 pts below FL average
Unemployment in Kendall West and typical pay across the metro area
Unemployment in Miami-Dade County, which includes Kendall West, is 1.2 percentage points lower than the FL average.
Unemployment rate
Kendall West: Miami-Dade County rate (county-wide) · BLS annual average
Unemployment Rate — 10 Year Trend
Miami-Dade County (county-wide) · Annual averages
Kendall West is about 1% of Miami-Dade County’s population, so county-wide figures may differ from local conditions.
What Kendall West Residents Do for Work · share of employed residents by industry
City residents, wherever they work
Median Salary by Occupation · metro area
Miami-Fort Lauderdale-West Palm Beach, FL metro area
Commute35.6 min avg
How Kendall West residents get to work, and the nearest airports
In Kendall West, most residents drive alone to work (78%), and 42% get there in under 30 minutes.
How People Get to Work
Commute Time Distribution
Nearest airports · with airline service
- 11 mi
Miami International Airport (MIA)
Major hub26.5M passengers boarded in 2025
Straight-line distance. Size is the FAA’s hub category, based on passenger traffic: regional airports may have only a few flights a day.
Safetyabout average for violent crime
Crime rates for 2025
Violent crime in the area policed by the Miami-Dade County Police Department, which covers Kendall West, is close to the national average.
Violent Crime Rate
335.5
per 100,000 residents
About average (329 national, 2025)
Property Crime Rate
1,809.6
per 100,000 residents
Above average (1,552 national, 2025)
Policed by Miami-Dade County Police Department (county-wide rate)
Natural DisastersFlood most common — 30 events in 2025
Natural hazard risk, storms and earthquakes
FEMA National Risk Index
Very High
99.6 / 100
Compares expected losses from natural hazards, social vulnerability and community resilience against every US county (higher = more risk).
Miami-Dade County, county-wide · FEMA NRI December 2025
In Miami-Dade County, which includes Kendall West, the most common type is flood, with 30 recorded events in 2025.
Most common events:
Storm events by year
| Year | Events | Top Type | Property Damage |
|---|---|---|---|
| 2025 | 30 | Flood | $229,000 |
| 2024 | 28 | Flood | $3.9M |
| 2023 | 40 | Flood | $170,000 |
| 2022 | 30 | Flash Flood | $19,000 |
| 2021 | 25 | Flood | $1.5M |
| 2020 | 37 | Flood | $67,000 |
| 2019 | 41 | Flood | $355,000 |
| 2018 | 21 | Funnel Cloud | $21,000 |
Property damage is the National Weather Service's estimate filed with each event. “None reported” means the events were logged with $0 damage; “Not estimated” means no estimate was filed. Storms covering several counties aren't counted here, since NOAA doesn't split their damage by county.
0 earthquakes of magnitude 2.5+ within 100 miles in the past year
Miami-Dade County, county-wide
Kendall West is about 1% of Miami-Dade County’s population, so county-wide figures may differ from local conditions.
Air Quality47 median AQI — Good
Days by air quality category (2025)
Air quality in Miami-Dade County, which includes Kendall West, is typically good — 206 good-air days per year.
Median AQI
47
Good Days
206
per year
Moderate Days
158
per year
Unhealthy Days
0
per year
Miami-Dade County, county-wide
Kendall West is about 1% of Miami-Dade County’s population, so county-wide figures may differ from local conditions.
Climate91°F summers, 58°F winters
30-year climate averages (1991–2020) — monthly temperatures and precipitation
Kendall West has hot summers (avg high 91°F) and warm winters (avg low 58°F).
Spring (Mar–May)
85°/65°F
avg high / low
Summer (Jun–Aug)
91°/75°F
avg high / low
Fall (Sep–Nov)
86°/70°F
avg high / low
Winter (Dec–Feb)
78°/58°F
avg high / low
Annual Precipitation
64.3"
Annual Snowfall
0.0"
Hot Days/Year
105
days above 90°F
Freeze Days/Year
0
days below 32°F
Rainy Days/Year
146
Average month
Show month-by-month table ↓Hide table ↑
| Month | High | Low | Precip |
|---|---|---|---|
| Jan | 77°F | 57°F | 1.74" |
| Feb | 80°F | 59°F | 1.96" |
| Mar | 82°F | 61°F | 2.03" |
| Apr | 85°F | 65°F | 2.86" |
| May | 88°F | 70°F | 5.16" |
| Jun | 90°F | 74°F | 8.82" |
| Jul | 91°F | 75°F | 7.19" |
| Aug | 92°F | 75°F | 8.28" |
| Sep | 90°F | 75°F | 8.42" |
| Oct | 87°F | 71°F | 5.25" |
| Nov | 82°F | 64°F | 2.09" |
| Dec | 79°F | 60°F | 2.28" |
Healthcare
Hospitals, ratings, and health insurance in Kendall West
Uninsured
10.4%
of residents
No hospitals inside Kendall West's limits — nearest hospitals · within 15 miles
West Kendall Baptist Hospital
Acute Care Hospitals · ER available · 2.3 mi away · Miami
HCA Florida Kendall Hospital
Acute Care Hospitals · ER available · 3.7 mi away · Miami
Baptist Hospital of Miami
Acute Care Hospitals · ER available · 6.5 mi away · Miami
Adult Health · vs. the typical US place
Share of adults. Modeled estimates, not counted cases. “US” = the typical US place.
Medicare-certified hospitals only. Doesn’t include clinics, urgent care, or freestanding ERs.
Education16.7:1 student/teacher ratio
Schools and degree attainment in Kendall West
Kendall West's student/teacher ratio is 16.7:1 (higher than the national average of 16:1), and 32.9% of adults 25+ hold a bachelor's degree or higher.
Public Schools
4
within city limits
Private Schools
2
within city limits
College Degree Rate
32.9%
adults 25+ with bachelor's or higher
Student/Teacher Ratio
16.7:1
National avg 16:1
Schools located within city limits (2023) — school-level metrics change slowly year to year
Colleges Near Kendall West (within 15 miles)
Florida International University
5.3 mi awayPublic · 4-year · 39,508 students · in-state tuition $6,565 · 74% graduate · median earnings $65,722 (10 yrs after entry)
Private nonprofit · 4-year · 12,913 students · in-state tuition $65,430 · 84% graduate · median earnings $84,093 (10 yrs after entry)
Florida National University-Main Campus
12.9 mi awayPrivate for-profit · 2-year · 2,449 students · in-state tuition $17,368 · 35% graduate · median earnings $38,806 (10 yrs after entry)
Private for-profit · 4-year · 961 students · in-state tuition $24,008 · 55% graduate · median earnings $104,344 (10 yrs after entry)
New Professions Technical Institute
11.9 mi awayPrivate for-profit · 2-year · 514 students · 100% graduate · median earnings $32,575 (10 yrs after entry)
Private nonprofit · 2-year · 482 students · 93% graduate · median earnings $64,063 (10 yrs after entry)
Degree-granting colleges with 100+ students, placed by campus location (main campuses only — branch campuses are reported under their parent school)
Parks & Recreationclosest: Biscayne National Park, 21 mi
Nearby national parks, recreation areas and public libraries for Kendall West
Kendall West has 3 nearby national parks or recreation areas, closest being Biscayne National Park (21 mi away).
Nearby National Parks & Recreation Areas
Biscayne National Park
National Park
21 mi awayEverglades National Park
National Park
36 mi awayBig Cypress National Preserve
National Preserve
44 mi awayPublic Libraries in Kendall West
Kendale Lakes Branch Library
15205 S.W. 88 Street, Miami
Lakes Of The Meadow Branch Library
4284 S.W. 152 Avenue, Miami
Cities Near Kendall West
The closest cities within 60 miles
Planning a move to Kendall West?
Read our full moving guide — what it's really like to live here.
Kendall West FAQ
Is Kendall West, Florida affordable?⌄
Kendall West's median rent is $1,808/month, which is above the national average. The median household income is $69,554/year. Median home value is $409,500.
Is Kendall West, Florida safe?⌄
Kendall West is policed by the Miami-Dade County Police Department, whose violent crime rate across its service area was 336 per 100,000 residents in 2025, which is close to the national average of 329/100k that year. Property crime rate is 1810 per 100,000. As with any city, crime rates vary by neighborhood.
What is the job market like in Kendall West, Florida?⌄
Miami-Dade County, which includes Kendall West, has an unemployment rate of 2.7%, which is strong — well below the national average of 4.3%.
What is the cost of living in Kendall West, Florida?⌄
The cost of living in Kendall West is primarily driven by housing. Median rent is $1,808/month and median household income is $69,554/year. The median home value is $409,500. About 60% of renters spend more than 30% of their income on housing.
How is the commute in Kendall West, Florida?⌄
The average commute in Kendall West is 36 minutes, which is longer than average compared to the national average of 26 minutes.
Data from the US Census Bureau, BLS, FBI, NOAA, EPA, Zillow Research and other public sources. Where our data comes from