Housing & affordability
18% of the score · 38/100
D−
Median home value$409,500
Miami $443,300
Median rent$1,808/mo
Miami $1,869/mo
Cost-burdened households47%
Miami 46%
Kendall West
Miami-Dade County35,912 residentsMiami-Dade
55
C−
Suburbgrade score
29th of 60 Miami suburbs. Strongest on cost of living, held back by commute & transport.
55
Miami median 55
0 · F
A+ · 100
Launch-day rule. Residents is not counted for Kendall West yet: no poll responses so far. The overall score of 55 is computed on the other six categories, re-normalised to 100%. Answer the poll →
What living here is actually like
Written summary in preparation This page is waiting for its written summary, and for a person to check it. Until then it is excluded from search engines.
What Kendall West is like to live in, by category
Bars show Kendall West against Miami. Weights are published in full.Schools
18% of the score · 64/100
C+
Within-state proficiency73rd pct
Miami median 68th pct
Student–teacher ratio18.9
Miami median 19.4
Graduation rate86%
Miami median 87%
Cost of living
14% of the score · 83/100
A−
Housing cost index89
Miami 100
Eff. tax rate0.70%
Miami 0.86%
Local sales tax7.00%
Miami median 7.00%
Commute & transport
14% of the score · 28/100
F
Mean commute35.6 min
Miami 29.3 min
Under 30 minutes42%
Miami 53%
Transit stops / sq mi13
Miami median 12 · within 2 miles
Amenities
12% of the score · 67/100
C+
Restaurants & cafés48
Miami median 37 · within 2 miles
Groceries10
Miami median 8 · within 2 miles
Parks25
Miami median 30 · within 2 miles
Employment & income
12% of the score · 56/100
C−
Median household income$69,554
Miami $76,527
Unemployment3.4%
Miami 5.1%
Professional occupations35%
Miami 39%
Residents
12% of the score · inactive
—
No responses yet. Residents is excluded from the score until eight people answer.
Ask the people who live here
Twelve yes/no questions, one tap each. No dataset knows whether the yards are kept or whether anyone talks to their neighbours. Answers feed the Residents grade, which needs eight responses before it counts.
Nobody has answered for Kendall West yet. If you live here, you can be the first.
Is it quiet at night?
—
Do you feel safe walking after dark?
—
Can you walk to a grocery store?
—
Is it good for young children?
—
Are yards and streets well kept?
—
Tap either button to answer — no account neededAll twelve questions →
Better than Kendall West on commute & transport
Kendall West's weakest grade is F. Six suburbs are within 25 miles and score higher on the same four inputs.
SuburbCommuteOverall
Coral Gables11 mi from Kendall WestB− 58 C Miami Beach20 mi from Kendall WestC+ 62 C Doral9 mi from Kendall WestC 60 C Miami15 mi from Kendall WestC 61 C Fountainebleau7 mi from Kendall WestC− 58 C Hialeah14 mi from Kendall WestD+ 55 C− Mean commute: ACS 2020–24 · Commuting under 30 minutes: ACS 2020–24
Common questions about living in Kendall West
Is Kendall West, FL a good place to live?
Kendall West scores 55 out of 100, 29th of 60 Miami suburbs. It is strongest on cost of living and weakest on commute & transport. Every weight behind that score is published on the methodology page.
Is Kendall West expensive to live in?
Cost of living grades A−. The median home is $409,500, 8% below the Miami median, and the effective property tax rate is 0.70%. $1,808/mo is the median gross rent.
How good are the schools in Kendall West?
Schools grade C+. The districts serving Kendall West sit at the 73rd pct within-state proficiency percentile, with a 86% graduation rate and a 18.9 student–teacher ratio. Kendall West is served by Miami-Dade. Proficiency is only ever compared inside the same state.
How long is the commute from Kendall West?
The mean commute is 35.6 min, with 42% of workers travelling under 30 minutes and 9.9% working from home. Transit density is 13 stops per square mile.
Can you walk anywhere in Kendall West?
Within two miles there are 10 groceries, 48 restaurants and cafés and 25 parks, which grades C+ on amenities.
Are the homes in Kendall West old or new?
The median home in Kendall West was built in 1986 — close to the Miami median of 1982. That is a median, so a town can be half post-war and half new-build and still land there. 54% of homes are houses rather than flats.
Every answer is built from the figures on this page, with their sources and as-of dates on the methodology page.