Housing data for Kendall West, FL
Kendall West, FL has an estimated 35,912 residents and 13,351 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Miami-Dade County.
46.4% of households rent.
The median gross rent is $1,808 a month.
Its population shrank measurably since 2015–2019 (−6.6%).
Figures last updated on .
- Residents
- 35,912 (±2,106)
- Housing units
- 13,351 (±737)
- Households that rent
- 46.4%
- Median gross rent
- $1,808
- Residents since 2015–2019
- −6.6%
What stands out in Kendall West
Homes built before 1980: 17.7% (±3.0 points) in Kendall West, lower than in Miami-Dade County (49.6%).
Households without a vehicle: 6.8% (±2.1 points) in Kendall West, lower than in Miami-Dade County (9.8%).
Working from home: 9.9% (±2.2 points) in Kendall West, lower than in Miami-Dade County (14.0%).
Rental vacancy rate: 2.9% (±2.0 points) in Kendall West, lower than in Miami-Dade County (5.5%).
Housing in Kendall West at a glance
- Median rent: $1,808 median gross rent a month
- Rent by bedrooms: $1,811 median gross rent, 2 bedrooms
- Rent burden: 64.6% of renters pay 30% or more of income
- Renters and owners: 46.4% of households rent
- Income and affordability: $69,554 median household income
- Home values: $409,500 median home value
- Homeowner costs: $1,977 median monthly cost with a mortgage
- Property taxes: $3,284 median real estate taxes a year
- Types of homes: 38.2% of homes are in buildings of 5 or more units
- Bedrooms: 48.3% of homes have 3 or more bedrooms
- Age of homes: 17.7% of homes were built before 1980
- Vacancy rate: 2.9% rental vacancy rate
- Heating fuel: 92.5% heat with electricity
- Commute and cars: 35.6 minutes average trip to work
- Growth: −6.6% residents since 2015–2019
- How long people stay: 21.6% moved in since 2020
- Crowding and facilities: 6.1% of homes have more than 1 person per room
Kendall West against Miami-Dade County, its state and the nation
| Kendall West | Miami-Dade County | Florida | United States | |
|---|---|---|---|---|
| Residents | 35,912 (±2,106) | 2,738,356 (exact) | 22,416,077 (exact) | 334,922,499 |
| Housing units | 13,351 (±737) | 1,094,983 (±260) | 10,256,470 (±942) | 143,775,355 |
| Households that rent | 46.4% (±3.6 points) | 47.8% (±0.5 points) | 32.4% (±0.2 points) | 34.8% |
| Median gross rent | $1,808 (±$73) | $1,829 (±$10) | $1,669 (±$5) | $1,413 |
| Median household income | $69,554 (±$6,538) | $71,753 (±$708) | $74,568 (±$284) | $80,734 |
| Median home value | $409,500 (±$22,870) | $463,000 (±$2,523) | $359,000 (±$930) | $332,700 |
| Median real estate taxes (a year) | $3,284 (±$266) | $3,744 (±$42) | $2,730 (±$10) | $3,119 |
| Built before 1980 | 17.7% (±3.0 points) | 49.6% (±0.6 points) | 33.9% (±0.2 points) | 49.7% |
| Average commute | 35.6 minutes (±1.7) | 30.9 minutes (±0.2) | 28.0 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 94.5% (±2.0 points) | 89.7% (±0.3 points) | 91.6% (±0.1 points) | 91.0% |
| Median age of residents | 44.5 years (±2.6) | 40.7 years (±0.1) | 42.6 years (±0.1) | 38.9 years |
Kendall West covers 2.8 square miles of land, about 13,049 residents per square mile (Census Bureau Gazetteer).
How Kendall West has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 38,433 (±1,204) | 35,912 (±2,106) | −6.6% | Measurable decrease |
| Housing units | 12,080 (±149) | 13,351 (±737) | +10.5% | Measurable increase |
| Median gross rent | $1,524 (±$56) | $1,808 (±$73) | +18.6% | No measurable change after inflation |
| Median home value | $256,400 (±$14,765) | $409,500 (±$22,870) | +59.7% | Up after inflation |
| Median household income | $58,009 (±$4,838) | $69,554 (±$6,538) | +19.9% | No measurable change after inflation |
| Median owner cost with a mortgage | $1,551 (±$90) | $1,977 (±$170) | +27.5% | No measurable change after inflation |
| Median real estate taxes | $2,185 (±$137) | $3,284 (±$266) | +50.3% | Up after inflation |
| Households that rent | 45.0% (±2.8 points) | 46.4% (±3.6 points) | +1.4 percentage points | Not a measurable change |
| Rental vacancy rate | 4.8% (±2.2 points) | 2.9% (±2.0 points) | −1.9 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Miami-Dade County
Kendall West has no police department of its own in the FBI’s figures, so this is the figure for Miami-Dade County as a whole.
In 2025, the police departments that report for Miami-Dade County recorded 302 violent and 1,784 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in Kendall West
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 33193 | 24% | 47,494 | $1,851 | $450,500 | $77,839 |
| 33185 | 13% | 28,555 | $2,737 | $562,700 | $114,206 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Kendall West
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Kendale Lakes | 1.8 mi | $1,968 | $404,500 | 29.0% |
| The Hammocks | 2.6 mi | $2,187 | $468,100 | 37.3% |
| The Crossings | 3.5 mi | $2,103 | $463,300 | 27.4% |
| Tamiami | 4.2 mi | $1,939 | $482,100 | 28.3% |
| Westwood Lakes | 4.6 mi | $2,472 | $518,500 | 23.2% |
| Three Lakes | 5.1 mi | $2,361 | $481,300 | 33.4% |
| Country Walk | 5.1 mi | $2,732 | $547,000 | 20.1% |
| Sunset | 5.5 mi | $2,118 | $601,300 | 23.0% |
Places in Florida most like Kendall West
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Homestead | $1,674 | $380,000 | $65,423 | 51.7% |
| Loughman | $1,898 | $336,000 | $66,273 | 56.7% |
| Country Club | $1,899 | $378,600 | $75,212 | 54.3% |
| Hialeah Gardens | $1,946 | $342,000 | $65,439 | 38.8% |
| Four Corners | $1,847 | $351,800 | $72,879 | 48.2% |
| The Hammocks | $2,187 | $468,100 | $85,628 | 37.3% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Florida.
HUD Fair Market Rent for Kendall West, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,953 | $2,121 | $2,564 | $3,277 | $3,749 |
HUD income limits for Kendall West, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $28,600 | $47,700 | $76,300 |
| 2 people | $32,700 | $54,500 | $87,200 |
| 3 people | $36,800 | $61,300 | $98,100 |
| 4 people | $40,850 | $68,100 | $109,000 |
| 5 people | $44,150 | $73,550 | $117,750 |
| 6 people | $47,400 | $79,000 | $126,450 |
| 7 people | $50,700 | $84,450 | $135,150 |
| 8 people | $55,720 | $89,900 | $143,900 |
These are the limits HUD sets for its housing programs in the Miami-Miami Beach-Kendall, FL HUD Metro FMR Area, where HUD’s median family income for fiscal year 2026 is $89,800.
A program can use its own limits; tax-credit and local programs often do.
Kendall West is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Kendall West
What is the average rent in Kendall West, FL?
The Census Bureau publishes the median rather than the average: the median gross rent in Kendall West is $1,808 (±$73) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Kendall West?
The median gross rent for a one-bedroom home in Kendall West, FL is $1,455 (±$179) a month (2020–2024 American Community Survey).
Are renters in Kendall West rent-burdened?
64.6% of renting households in Kendall West pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Kendall West?
Kendall West has an estimated 6,005 (±555) renting households, 46.4% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Kendall West?
The median household income in Kendall West is $69,554 (±$6,538) a year (2020–2024 American Community Survey).
What is the average home value in Kendall West, FL?
The Census Bureau publishes the median: $409,500 (±$22,870) for owner-occupied homes in Kendall West (2020–2024 American Community Survey).
Is Kendall West growing?
In Kendall West, the number of residents went from 38,433 in 2015–2019 to 35,912 in 2020–2024 (−6.6%), a measurable decrease.
What ZIP codes are in Kendall West?
The ZIP codes that cover Kendall West are 33193, 33185.
What is the median rent in ZIP code 33193?
The median gross rent in ZIP Code Tabulation Area 33193 is $1,851 (±$72) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Kendall West CDP, Florida
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Kendall West CDP, Florida
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Kendall West CDP, Florida
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Kendall West CDP, Florida
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Kendall West CDP, Florida
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Kendall West CDP, Florida
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Kendall West CDP, Florida
- HUD Fair Market Rents, fiscal year 2027: Miami-Miami Beach-Kendall, FL HUD Metro FMR Area
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: Miami-Miami Beach-Kendall, FL HUD Metro FMR Area
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Kendall West CDP, Florida (place:36121, in state:12).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .