Moving to
Kendall West.

All Kendall West data Compare Kendall West

35,912people live here $69,554median household income▼ 14% below US $1,808median rent per month▲ 28% above US $409,500median home value▲ 23% above US

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.

What it's like to live in Kendall West

Kendall West is an unincorporated community in Florida with county unemployment below the national average and schools with class sizes near the national average. Those factors carry real weight for anyone weighing where to move next.

The tradeoffs are worth naming plainly. Kendall West deals with rent well above the national average, long average commutes, air quality that falls short of national benchmarks, and a population that has been shrinking.

The good

Low unemployment in the county
Average class sizes

The not so good

Rent well above the national average
Long commutes
Air quality concerns
Shrinking population
High rent burden for renters
Hot summers

How Kendall West compares

Median household income

Kendall West$69,554

Florida avg$74,568

US$80,734

Median rent (per month)

Kendall West$1,808

Florida avg$1,669

US$1,413

Median home value

Kendall West$409,500

Florida avg$359,000

US$332,700

What it takes to move to Kendall West

Based on Kendall West's median rent, home value and household income

To rent

$3,616

up front: first month plus a typical one-month deposit

Income to keep rent under 30%: $72,320 a year
60% of Kendall West renters spend 30% or more of their income on rent

To buy

$81,900

a 20% down payment on the median home

With 10% down: $40,950
Homes cost 5.9× the typical local household income (US: 4.1×)

Moving costs, closing costs and taxes not included.

The details

Cost of living▲ 28% above US

$1,808/mo median rent

Rent runs on the higher side, at $1,808 a month median. Whether that premium makes sense usually comes down to the local job market and what it pays. Home prices run above average, with a median around $409,500. Buyers should expect to stretch their budget here.

Median home value $409,500 · 60% of renters cost-burdened

Job market

2.7% county unemployment

Unemployment in Miami-Dade County is 2.7%, well below the national average of 4.3%. That's the county-wide rate; BLS doesn't measure a place this size on its own.

Miami-Dade County (county-wide)

Safety

336 violent crimes per 100k, whole jurisdiction

Kendall West doesn't have its own police department, so there's no crime rate for it alone. The figures shown are for the Miami-Dade County Police Department jurisdiction as a whole, which runs close to the national average for violent crime and covers many communities. Individual neighborhoods can differ a lot from that overall rate.

Property crime 1810/100k · Policed by Miami-Dade County Police Department (county-wide rate) · 2025 data

Getting around▲ 37% above US

36 min average commute

Traffic is a real factor here. The 35.6 minute average means plenty of commuters are pushing 45 to 60 minutes on a bad day. Proximity to work matters more here than it might elsewhere. 9 in 10 workers drive to work; 10% work from home.

How workers get to work

Drive alone

78%

Work from home

9.9%

Carpool

8.0%

Public transit

1.5%

Other

1.5%

Walk

0.8%

Climate

Summers are hot and humid, with highs regularly hitting 91°F, and winters are mild, with lows rarely dropping below 58°F. It's a wet climate overall.

Average month

High °FLow °FPrecip (in)

30-year averages, 1991–2020

Education & workforceNear US average

33% bachelor's degree or higher

Education levels run about average, with 33% college-educated. It's a mix of white-collar and blue-collar work, which can be an asset or a limitation depending on the field.

Schools

4 public schools inside the boundary

There are 4 public schools inside the boundary and 2 private schools. The student-to-teacher ratio is 17:1, close to the national average of 16:1.

Parks & recreation

The nearest national park or historic site is Biscayne National Park (21 miles away). There are 3 national parks and sites within a day's drive.

Bottom line

Kendall West's strongest point is county unemployment below the national average; the main tradeoffs are rent well above the national average and long average commutes. A year of median rent ($1,808/mo) equals 31% of the median household income here, more than the 21% typical nationwide. It tends to suit job seekers (county-wide unemployment is low). It may be a harder fit for renters on a tight budget, people who dread long commutes, and anyone who doesn't drive.

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