The Town FilesKendall West, Florida
Community in Miami-Dade County · population 36,536 (2020 Census)
- Median home
- $409,500
- Household income
- $69,554
- Jan low / Jul high
- 57° / 91°
- Snow a year
- 0 in
- Tornadoes ≤10 mi since 1950
- 44
- Median age
- 44.5
Kendall West is a community of 36,536 people in Miami-Dade County, Florida. The median home is worth $409,500, above the typical Florida town ($331,600). It ranks more of a college town than 98% of Florida towns, more vibrant than 97% of Florida towns, more walkable than 94% of Florida towns.
How Kendall West ranks
Percentile among Florida towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of Florida towns.
Homes and cost of living
The median home in Kendall West is worth $409,500, above the typical Florida town ($331,600). Homes cost about 5.9 times the median household income of $69,554, which is more affordable than 18% of Florida towns. Median rent is $1,808 a month. 53.6% of households own their home.
| Housing | Kendall West | Typical Florida town |
|---|---|---|
| Median home value | $409,500 | $331,600 |
| Median rent | $1,808 | $1,569 |
| Median household income | $69,554 | $71,140 |
| Home value ÷ income | 5.9× | 4.5× |
| Homeownership | 53.6% | 73.5% |
| Median year built | 1986 | 1985 |
| Seasonal / vacation homes | 0.0% | — |
Who lives in Kendall West
| People | Kendall West | Typical Florida town |
|---|---|---|
| Median age | 44.5 | 42.8 |
| Age 65 and over | 21.0% | 20.2% |
| Under 18 | 16.9% | — |
| Bachelor's degree or higher | 32.9% | 28.8% |
| Below the poverty line | 11.9% | 11.3% |
| Veterans | 1.4% | — |
| Born outside the U.S. | 68.3% | — |
| Work from home | 9.9% | 13.5% |
| Average commute | 35.6 min | 27.5 min |
| Homes with broadband | 94.5% | 92.4% |
Weather in Kendall West
July highs average 91.2°F and January lows 56.8°F. About 56.1 inches of rain and melted snow fall a year, with 0.0 inches of snow (typical Florida town: 0.0 in). Expect about 105 days a year at 90°F or hotter and 0 nights at or below freezing.
Tornadoes, storms and disasters
44 tornadoes have passed within 10 miles of Kendall West since 1950, compared with 35 for the typical Florida town. The strongest, an EF1, struck on May 25, 2020 about 7.5 miles from the town center. The most recent was on February 18, 2024.
Hail of 1 inch or larger has been reported within 10 miles 37 times; the largest was 1.75 inches on May 15, 2022.
Severe weather in Miami-Dade County since 1996
Miami-Dade County has been included in 43 federal disaster or emergency declarations since 1953, most often for fire, other, tornado.
| Declared | Incident | Declaration |
|---|---|---|
| October 11, 2024 | Hurricane | DR-4834: Hurricane Milton |
| October 7, 2024 | Hurricane | EM-3622: Hurricane Milton |
| December 13, 2022 | Hurricane | DR-4680: Hurricane Nicole |
| November 8, 2022 | Tropical Storm | EM-3587: Tropical Storm Nicole |
| September 29, 2022 | Hurricane | DR-4673: Hurricane Ian |
Jobs and pay in Miami-Dade County
Miami-Dade County had 1,257,569 jobs in 2024, paying an average of $77,609 a year. Unemployment was 1.8% in 2023; in Kendall West itself the ACS puts it at 3.4%.
Public schools in Kendall West
3 public schools with 5,363 students, about 23.9 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| JOHN A. FERGUSON SENIOR HIGH | 9-12 | 4,389 | 26.8 |
| DR. MANUEL C. BARREIRO ELEMENTARY SCHOOL | PK-5 | 573 | 16.4 |
| DANTE B. FASCELL ELEMENTARY SCHOOL | PK-5 | 401 | 16.0 |
Towns near Kendall West
- Kendale Lakes, FL1.8 mi · 55,646 people · home $404,500
- The Hammocks, FL2.6 mi · 59,480 people · home $468,100
- The Crossings, FL3.5 mi · 23,276 people · home $463,300
- Tamiami, FL4.2 mi · 54,212 people · home $482,100
- Westwood Lakes, FL4.6 mi · 11,373 people · home $518,500
- Three Lakes, FL5.1 mi · 16,540 people · home $481,300
- Country Walk, FL5.1 mi · 16,951 people · home $547,000
- Sunset, FL5.5 mi · 15,912 people · home $601,300
Kendall West questions
Is Kendall West, Florida a good place to retire?
On The Town Files lifestyle rankings, Kendall West scores better for retirees than 19% of Florida towns and quieter than 7%. 21.0% of residents are 65 or older (median age 44.5).
How much does a house cost in Kendall West?
The median owner-occupied home in Kendall West is valued at $409,500 (Census ACS 2020–2024), against a median household income of $69,554, so homes cost about 5.9 times income. Median rent is $1,808 a month.
What is the weather like in Kendall West?
July highs average 91.2°F and January lows 56.8°F (NOAA 1991–2020 normals). It gets about 56.1 inches of precipitation a year and 0.0 inches of snow.
Does Kendall West get tornadoes?
44 tornadoes have passed within 10 miles of Kendall West since 1950 (NOAA Storm Events); the strongest was an EF1 on May 25, 2020. The typical Florida town has had 35.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)