223 homes sold in Kendall West in the last year, at a typical $376K
Houses and condos split the market almost evenly. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Kendall West homes are listed.
Every place Kendall West homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Kendall West.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
45% of Kendall West’s sales are condos, at $370K less than a house
88 houses and 101 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 88 sold in 12 months
- Per square foot
- $370FL $245
- Days to sell
- 68
- Sold over asking
- 17%
- Listings with a price cut
- 20%
typical sale · 101 sold in 12 months
- Per square foot
- $294FL $262
- Days to sell
- 80
- Sold over asking
- 9%
- Listings with a price cut
- 15%
Townhouses: 34 sold, typical $398K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 2.2 times the 2016 price
223 sales in the last year, against 561 in 2015 and a low of 225 in 2025. The typical sale went from $169K in 2016 to $376K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $400K buys in Kendall West
Check a listing against what Kendall West homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Kendall West are back to pre-pandemic levels, with about as many homes for sale
We read every month of Kendall West’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 223 sales.
If you’re buying in Kendall West
- Shop in October. It brings about 41 new listings a month, close to the busiest month, with fewer bidding wars (16% over asking).
- Some room to negotiate. 16% of listings cut their price, about as many as before the pandemic.
- Offer under asking. Buyers paid 96.8% of the list price on average; 12% paid over.
- You’ll usually have time. Only 18% of homes go under contract within two weeks; the typical one takes 77 days.
Spring brings both the most homes and the most bidding wars
March has the most new listings (about 43 a month), but April is the most competitive: 24% of April sales close over asking. September and October offer nearly as much choice with fewer homes bid up (17%). October has the least competition (16%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Florida as a whole
| Kendall West now | 2017–19 | 2021 peak | FL now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 12% | 14% | 23% | 10% |
| Gone within two weeksShare of homes under contract within 14 days | 18% | 26% | 42% | 20% |
| Listings with a price cutShare of homes for sale that cut their price | 16% | 19% | 11% | 28% |
| Price paid vs. askingAverage sale price ÷ list price | 96.8% | 97% | 98.2% | 96.3% |
| Days to sellMedian days from listing to contract | 77 | 41 | 38 | 76 |
118 homes for sale on a typical day
That’s 2.3 times the 2023 low (52), about the 2017–19 level and well under 2014’s 177.
1 in 6 listings has cut its price
16% in the last year, against 19% in 2017–19 and 28% across Florida.
Since 2019, houses are up 73%, condos 71%
A house typically sold for $643K in the last year (88 sales), a condo for $274K (101).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Kendall West ranks 191st of 534 busy Florida markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Kendall West is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Kendall West home costs about $2,213 a month
Price: Kendall West’s typical sale, last 12 months. Property tax at Kendall West’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Kendall West is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in March
The month with the most choice. December has the fewest, about 25.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $376K home, about $3,010 a year.
Taxes vs. neighborsSchools
The schools grade for Kendall West, from test results, graduation and how much students grow.
Schools in Kendall WestTypical commute
The average one-way trip to work for people who live in Kendall West.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
The Hammocks sells for less a square foot; Westwood Lakes for far more
The busier markets within 25 miles of Kendall West, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Kendale Lakes | 422 | $439K | $354 | 8% | 74 |
| The Hammocks | 381 | $561K | $317 | 7% | 78 |
| Tamiami | 276 | $646K | $369 | 9% | 76 |
| The Crossings | 235 | $518K | $354 | 10% | 62 |
| Kendall West | 223 | $376K | $328 | 12% | 77 |
| Three Lakes | 146 | $539K | $322 | 8% | 87 |
| Westwood Lakes | 62 | $690K | $452 | 11% | 70 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Kendall West, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Kendall West. People who follow the town see it, and so do people comparing Kendall West with their own town. No commission, no listing fee.
Questions about buying a home in Kendall West
What do homes sell for in Kendall West, FL?
223 homes sold in the year to May 2026 at a typical $376K, $328 a square foot. Houses sold for about $643K, condos for about $274K.
Is Kendall West a buyer’s or seller’s market?
A balanced market: 111 homes were for sale in May 2026 and 25 sold, about 4.4 months of supply. Buyers paid 96.8% of asking on average, and 16% of listings cut their price.
When is the best time to buy in Kendall West?
March brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Kendall West?
About 0.8% of a home’s value a year. On a $376K home that’s near $3,010.
Where can I see homes for sale in Kendall West?
Zillow, Redfin, Realtor.com and Homes.com all carry Kendall West’s MLS listings; the search links above open each one filtered to Kendall West.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).