City · 35,912 residents · Miami-Dade County, Florida
Kendall West, Florida
In Kendall West, a typical home is worth $409,500 and typical rent is $1,808 a month. Compared with all of Miami-Dade County, the typical home value is 12% lower.
Kendall West is in Miami-Dade County. The FHA loan limit ($667,000 for a one-unit home), the fair market rents and the help on this page are those of all of Miami-Dade County. See the county
What homes there are in Kendall West, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Kendall West
Miami-Dade County
Florida
United States
Kind of home: Kendall West and its comparisons
Measure
Kendall West
Miami-Dade County
Florida
United States
Detached house
38%
39%
55%
61%
Attached house
15%
10%
7%
6%
Building of 2 to 4
7%
5%
6%
8%
Apartments (5 or more)
38%
45%
25%
19%
Mobile home
Unreliable estimate
1%
8%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
In Kendall West there is a bit of everything: no kind of home reaches half. The most common are detached houses (38%), as in Miami-Dade County.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Kendall West
Miami-Dade County
Florida
United States
Year built: Kendall West and its comparisons
Measure
Kendall West
Miami-Dade County
Florida
United States
Before 1960
2%
21%
10%
26%
1960–1979
16%
29%
24%
24%
1980–1999
77%
26%
34%
25%
2000–2009
4%
13%
18%
14%
2010 or later
Unreliable estimate
11%
14%
11%
The typical home in Kendall West was built in 1986, 6 years after the typical one in Miami-Dade County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K2%
$200K–$300K17%
$300K–$500K49%
$500K–$750K22%
$750K–$1M4%
$1M or moreUnreliable
Value of owner-occupied homes: Kendall West and its comparisons
Measure
Kendall West
Under $100K
Unreliable estimate
$100K–$200K
2%
$200K–$300K
17%
$300K–$500K
49%
$500K–$750K
22%
$750K–$1M
4%
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$9995%
$1,000–$1,49921%
$1,500–$1,99934%
$2,000–$2,49923%
$2,500–$2,9999%
$3,000 or moreUnreliable
Monthly rent with utilities: Kendall West and its comparisons
Measure
Kendall West
Under $500
Unreliable estimate
$500–$999
5%
$1,000–$1,499
21%
$1,500–$1,999
34%
$2,000–$2,499
23%
$2,500–$2,999
9%
$3,000 or more
Unreliable estimate
With a mortgage
$1,977 a month
Miami-Dade County: $2,451 a month
Without a mortgage
$742 a month
Miami-Dade County: $815 a month
Owners with a mortgage
66%
Miami-Dade County: 59%
Owning costs less in Kendall West: with a mortgage, the typical cost is $1,977 a month; in Miami-Dade County, $2,451. Without one, $742.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Kendall West+60%
Miami-Dade County+60%
Florida+67%
United States+53%
Typical rent
Kendall West+19%
Miami-Dade County+38%
Florida+42%
United States+33%
Typical household income
Kendall West+20%
Miami-Dade County+40%
Florida+34%
United States+29%
Change since 2015–2019: Kendall West and its comparisons
Measure
Kendall West
Miami-Dade County
Florida
United States
Typical home value
+60%
+60%
+67%
+53%
Typical rent
+19%
+38%
+42%
+33%
Typical household income
+20%
+40%
+34%
+29%
The typical home value in Kendall West rose 60% since 2015–2019, about the same as in Miami-Dade County (60%).
The typical rent in Kendall West rose 19% over the same time; in Miami-Dade County, it rose 38%.
The typical household income in Kendall West rose 20% over that time; home values changed +60% and rent +19%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Kendall West and its comparisons
Measure
Kendall West
Miami-Dade County
Florida
United States
Rental vacancy
Unreliable estimate
5.5%
7.6%
5.5%
Homeowner vacancy
Unreliable estimate
1.2%
1.4%
0.9%
More than one person per room
6.1%
7.2%
3.3%
3.4%
People per household
2.77
2.76
2.51
2.53
Drive alone
78%
69%
70%
69%
Carpool
8%
9%
9%
9%
Public transit
Unreliable estimate
3%
1%
3%
Walk or bike
Unreliable estimate
3%
2%
3%
Work from home
10%
14%
16%
15%
Other means
Unreliable estimate
2%
2%
2%
Typical commute
30 to 39 minutes
30 to 39 minutes
20 to 29 minutes
20 to 29 minutes
Fewer households are short on space in Kendall West: 6.1% have more than one person per room; in Miami-Dade County, 7.2%.
Much as in Miami-Dade County, a household in Kendall West has 2.77 people on average.
In Kendall West, 78% of workers drive alone to work; in Miami-Dade County, 69%.
Do the math
What would you pay each month for a home in Kendall West?
A typical home costs more than the typical income allows
We start with a typical home in Kendall West, worth $409,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 58% of the typical household income in Kendall West, which is $69,554 a year. For that payment to be 28% of income, a household would need to earn about $143,511 a year.
The calculator's FHA and conventional loan limits are those of all of Miami-Dade County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Kendall West. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $14,333 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,349
at 7.18% · 30 years
Loan amount
$402,082
Total interest
$578,502
Paid off in
November 2056
Includes $6,915 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,623 a month
Tight
$1,623 to $2,087 a month
Hard
more than $2,087 a month
Your payment · 58%
Compared with the typical household income in Kendall West ($69,554 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,724
Property tax
$273
Home insurance
$171
FHA mortgage insurance (MIP)
$181
You need at least $14,333 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $3,349; principal and interest $2,724.
The city and its county
Kendall West and Miami-Dade County
Kendall West is in Miami-Dade County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Kendall West
Map of Miami-Dade County, Florida, with Kendall West marked. Around it, the neighboring counties.
Kendall West
Miami-Dade County
Other cities with a page
Kendall West's own numbers
Typical home value
$409,500
Typical monthly rent
$1,808
Typical yearly household income
$69,554
Households that own their home
54%
Effective property tax rate
0.8%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Miami-Dade County
FHA limit, one-unit home
$667,000
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,564
Price change over 5 years (FHFA)
+80%
Homes in a high flood-risk zone
40%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Miami-Dade County.
A typical home in Kendall West is worth $409,500: 12% below the county and 14% above Florida. With the typical household income in Kendall West ($69,554 a year), a typical home costs 5.9 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Kendall West5.9 years
Miami-Dade6.5 years
Florida4.8 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Miami-Dade County
According to FHFA’s house price index, home prices in Miami-Dade County rose 148% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Miami-Dade County.
Yearly change in FHFA’s price index in Miami-Dade County, 2016 to 2025
2016: +9.0% +9.0% 2016
2017: +7.8% +7.8% 2017
2018: +7.4% +7.4% 2018
2019: +5.0% +5.0% 2019
2020: +4.2% +4.2% 2020
2021: +13.0% +13.0% 2021
2022: +22.4% +22.4% 2022
2023: +14.9% +14.9% 2023
2024: +10.0% +10.0% 2024
2025: +2.8% +2.8% 2025
Change in FHFA’s price index in Miami-Dade County, Florida and the United States
Period
County
Florida
U.S.
Last year (2025)
+2.8%
−0.5%
+2.9%
5 years (2020–2025)
+80%
+60%
+47%
10 years (2015–2025)
+148%
+127%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Kendall West next to Miami-Dade County, Florida and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Kendall West$409,500
Miami-Dade$463,000
Florida$359,000
United States$332,700
Typical monthly rent
Kendall West$1,808
Miami-Dade$1,829
Florida$1,669
United States$1,413
Typical yearly household income
Kendall West$69,554
Miami-Dade$71,753
Florida$74,568
United States$80,734
See the full table
Kendall West next to Miami-Dade County and Florida
Measure
Kendall West
Miami-Dade County
Florida
U.S.
Typical home value
$409,500 ▼12% below the county
$463,000
$359,000
$332,700
Typical monthly rent
$1,808
$1,829
$1,669
$1,413
Typical yearly household income
$69,554 ▼3% below the county
$71,753
$74,568
$80,734
Households that own their home
54% ▲1 points above the county
52%
68%
65%
Typical yearly property tax
$3,284 ▼12% below the county
$3,744
$2,730
$3,119
Effective property tax rate
0.8% ▼0.01 points below the county
0.81%
0.76%
0.94%
Renters with high rent for their income
65%
64%
60%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Miami-Dade County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Kendall West
For a typical $409,500 home in Kendall West, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Kendall West's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,349a month
Least cash to close
Down payment
$14,333
Cash to close
$26,618
Rate
7.18%
Mortgage insurance
FHA MIP · $181
Conventional, 5% down$3,274a month
Down payment
$20,475
Cash to close
$32,760
Rate
7.18%
Mortgage insurance
PMI · $195
Conventional, 20% down, no PMI$2,663a month
Down payment
$81,900
Cash to close
$94,185
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,041a month
Down payment
$61,425
Cash to close
$73,710
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Kendall West
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,349
$14,333
$402,083
7.18%
FHA MIP · $181
$26,618
580
Conventional, 5% down
$3,274
$20,475
$389,025
7.18%
PMI · $195
$32,760
620*
Conventional, 20% down, no PMI
$2,663
$81,900
$327,600
7.18%
None
$94,185
620*
ITIN, 15% down (example)
$3,041
$61,425
$348,075
8.18%
None
$73,710
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Kendall West is $1,808 a month: about the same as the county. In Kendall West, 65% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Miami-Dade County, by unit size. To pay the 2-bedroom one ($2,564 a month) without spending more than 30% of your income, you would need to earn $49.31 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Miami-Dade County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,953
$37.56
$78,120
1 bedroom
$2,121
$40.79
$84,840
2 bedrooms
$2,564
$49.31
$102,560
3 bedrooms
$3,277
$63.02
$131,080
4 bedrooms
$3,749
$72.10
$149,960
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Kendall West
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Kendall West has 2 ZIP codes with their own.
For 2 bedrooms it runs from $2,590 in 33193 to $3,850 in 33185.
2 of the 2 are above the fair market rent for Miami-Dade County ($2,564).
Fair market rent by ZIP code and size in Kendall West, fiscal year 2027.
33185
$2,930
$3,190
$3,850
$4,920
$5,630
33193
$1,970
$2,140
$2,590
$3,310
$3,790
ZIP code2 bd3 bd
33185 $3,850$4,920
33193 $2,590$3,310
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Kendall West when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There are 11 HUD-approved agencies with an office in Miami-Dade County; 9 say they serve in Spanish.
1 program is for Kendall West or Miami-Dade County, by its own record: they come first, each with what its official page says about being open. The ones below are statewide in Florida: they work in Kendall West the same as in the rest of the state.
Miami-Dade County loan of up to $35,000, with no interest or monthly payments, for the down payment of first-time buyers who already live in the county; repaid when you sell, refinance or at the end of the term.Offered by Miami-Dade County Housing and Community Development.
Florida Housing second loan with no interest and no monthly payments, repaid when you sell or refinance.Offered by Florida Housing Finance Corporation.
The HUD-approved agencies closest to the center of Kendall West, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
RE
Real Estate, Education and Community Housing, Inc.
No legal help resource on our list is for Kendall West or Miami-Dade County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Kendall West and all of Miami-Dade County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Kendall West?
The typical home value in Kendall West is $409,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Miami-Dade County it is $463,000.
How much does it cost to rent in Kendall West?
Typical rent in Kendall West is $1,808 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Miami-Dade County is $2,564.
What is the FHA loan limit in Kendall West?
Kendall West uses the FHA limit for all of Miami-Dade County (2026): $667,000 for a one-unit home and $1,282,700 for a four-unit home.
How much property tax do owners pay in Kendall West?
The typical homeowner in Kendall West pays $3,284 a year, according to the U.S. Census Bureau. That is 0.8% of the home’s value; in Miami-Dade County, the rate is 0.81%.
Where can I find free help to buy or rent in Kendall West?
There are 11 HUD-approved counseling agencies with an office in Miami-Dade County. 9 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
