Kendall WestFL
With 35,912 residents, it is a town in Florida.
Is Kendall West a good place to live?
A town of contrasts. Kendall West grades C+ overall, better than 36% of U.S. towns. The ranking puts it 294th of 634 in Florida. Its weakest is cost of living: the typical home is worth about $410K, 5.4 years of the Miami metro’s $77K median household income. It also trails on hazard risk: FEMA rates its natural-hazard risk higher than nearly four fifths of U.S. communities, with inland flooding at the top. Walkability is its strong suit — it is more walkable than 84% of U.S. towns. Schools are a strength too (B+): its schools rank ahead of 72% of Florida towns. The biggest park or preserve is Westwind Lakes Community Park, at 20 acres.
Figures: schools, state test and graduation results · home values, Zillow · incomes, Census ACS, 2020–24 · FEMA National Risk Index · OpenStreetMap.
What makes Kendall West stand out
Where Kendall West beats most towns.
| School | Grades | Students |
|---|---|---|
| Bowman Ashe/Doolin K-8 Academy | PK–8 | 841 |
| Pinecrest Academy (South Campus) | K–5 | 733 |
| Jane S. Roberts K-8 Center | PK–8 | 630 |
98% of working residents leave Kendall West for work
Where Kendall West’s working residents go each day. Line width shows the share.
Census LEHD 2023
How Kendall West grades
Each subject compared with towns across the country (schools within Florida), ordered by how far Kendall West is from typical.
How TownRatings grades towns →
Hard Rock Stadium and 64 more within 40 miles
Museums, parks, gardens and other places to visit around Kendall West. Close and well known come first.
Big draw21 mi Stadium & arenaHard Rock Stadium
4 mi National ParkEverglades National Park778K visitors a year
Big draw15 mi Stadium & arenaNu Stadium
Big draw16 mi Stadium & arenaKaseya Center
14 mi Stadium & arenaLoanDepot Park
5 mi Stadium & arenaPitbull StadiumPhoto credits
Hard Rock Stadium: elisfkc2, CC BY-SA 2.0 · Everglades National Park: Everglades NPS from Homestead, Florida, United States, Public domain · Nu Stadium: Cuban Boy, CC0 · Kaseya Center: jjron, GFDL 1.2 · LoanDepot Park: Roberto Coquis, CC BY 2.0 · Pitbull Stadium: Comayagua99, CC BY-SA 3.0
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Moving to Kendall West: who provides what
Kendall West is unincorporated, so Miami-Dade County and regional agencies provide most services.
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Nov 17, 2025.
The data
Ordered by what stands out in Kendall West.
Kendall West has more 90° days than nearly all U.S. towns and sends most of its workers to Miami and beyond.
Conserved land covers 4.3% of Kendall West
Trails run 1.7 miles in 3 parks and preserves. Parks and preserves in Kendall West: 3, covering 28 acres. Its trail density comes in at 0.6 miles per square mile.
| Kendall West | Florida towns | U.S. towns | |
|---|---|---|---|
| Miles of trail per square mile | 0.6 miles per square mile | 0.4 | 0.4 |
| Conserved land | 4.3% | 3% | 4.3% |
| Biggest places to walk | Trails | Acres |
|---|---|---|
| 1. Westwind Lakes Community Park | — | 20 |
| 2. Olympic Park | — | 7 |
| 3. The Courts Park | — | 1 |
Trails & parks © OpenStreetMap contributors · Conserved land: USGS PAD-US
Kendall West earns a B+ for schools
Two of its 6 schools are shown below, with the reason for each. Its public schools are run by the Miami-Dade school district. Public school enrollment in Kendall West: 2,607 students across 4 schools.
| School | Level | Students | Letter |
|---|---|---|---|
| Bowman Ashe/Doolin K-8 AcademyLargest public elementary schoolGrades PK–8 | Grades PK–8 | 841 | B |
| Dante B. Fascell Elementary SchoolTop results in townGrades PK–5 | Grades PK–5 | 403 | A |
NCES · EDFacts · graded within FL on state tests and graduation
The biggest natural risk in Kendall West is inland flooding, at a high overall level
FEMA puts 52% of Kendall West’s expected hazard losses down to inland flooding, and 34% to hurricanes. The town has had 494 paid flood insurance claims since 1981.
FEMA flood insurance claims · FEMA National Risk Index · OpenFEMA
Most of Kendall West’s workers leave town for work
Kendall West has 2,219 jobs for its 14,901 working residents: even if every job went to a resident, most would still commute out. The average commute takes 35.6 minutes, against 28 across Florida.
The average commute in Kendall West is 36 minutes. Commuting out is the norm in the town: 2% of working residents work locally. Jobs in Kendall West grew by 602 from 2013 to 2023, reaching 2,219. For half of commuters, work is under 11 miles away.
| Kendall West | Florida towns | U.S. towns | |
|---|---|---|---|
| Average trip to work | 36 minutes | 27 minutes | 25 minutes |
| Work from home | 9.9% | 14% | 11% |
| Working residents who work in town | 2.5% | 5% | 8% |
| Below the poverty line | 12% | 11% | 9.6% |
Where working residents work
Census LEHD 2023 · ACS
Mild winters and hot summers: that is Kendall West’s year
The Miami Intl Ap weather station, 10 miles away, records that about 91 days a year reach 90°, more than in 96% of U.S. towns. January nights average 57.1°, milder than in 99% of U.S. towns; July afternoons average 91.2°.
Snow is almost unheard of. For Kendall West, the January low is 57°F. The town’s peak summer temperature stands at 91°F, near the Florida town median (91°F) and above the median of U.S. towns (85°F).
| Kendall West | Florida towns | U.S. towns | |
|---|---|---|---|
| January low | 57°F | 51°F | 22°F |
| July high | 91°F | 91°F | 85°F |
Typical low → high °F
NOAA U.S. Climate Normals, 1991–2020
Kendall West looks like Florida by age
The midpoint age for Kendall West comes to 44.5 years. No age group stands out against Florida: all are within 4 points. Among residents in the town, 17% are under 18, where Florida’s towns sit at 20% and U.S. towns at 22%. 21% never finished high school.
| Kendall West | Florida towns | U.S. towns | |
|---|---|---|---|
| Under 18 | 17% | 20% | 22% |
| Median age | 44.5 years | 42.4 years | 40.5 years |
| Aged 65 or older | 21% | 20% | 18% |
| Bachelor’s degree or more, 25+ | 33% | 31% | 29% |
Ages · share of residents
Education · adults 25 and older
Women and men · all residents
52% women, 48% men
About 91 men for every 100 women (the survey’s margin: ±1.9 points). Across Florida, 50.9% of residents are women. Median age: women 47.8, men 39.5.
| Kendall West | FL | U.S. | |
|---|---|---|---|
| Under 10 | 9.1% | 10.3% | 11.6% |
| 10 to 17 | 7.8% | 9.2% | 10.3% |
| 18 to 24 | 8.6% | 8.1% | 9.1% |
| 25 to 34 | 13.4% | 12.7% | 13.7% |
| 35 to 44 | 11.6% | 12.7% | 13.2% |
| 45 to 54 | 15.3% | 12.3% | 12.2% |
| 55 to 64 | 13.2% | 13.4% | 12.7% |
| 65 to 74 | 11.3% | 11.7% | 10.2% |
| 75 and older | 9.7% | 9.6% | 7% |
| No diploma | 21.2% | 10.1% | 10.4% |
| High school | 26.6% | 27.2% | 26% |
| Some college | 10.2% | 18.5% | 19.1% |
| Associate’s | 9.2% | 10.1% | 8.8% |
| Bachelor’s | 23.5% | 21.3% | 21.6% |
| Graduate | 9.4% | 12.9% | 14.1% |
U.S. Census Bureau · ACS 2020-2024 5-year estimates
Kendall West is less healthy than 52% of U.S. towns
Among adults in Kendall West, 15% report frequent physical distress. This Florida town beats the Florida average on 10 of 31 CDC measures and trails it on 11. In Kendall West, just over a third of adults get no exercise outside work, and 24% worry about having enough food.
| Kendall West | Florida towns | U.S. towns | |
|---|---|---|---|
| No health insurance, 18–64 (CDC PLACES) | 30% | 14% | 8.1% |
| Depression (CDC PLACES) | 13% | 18% | 23% |
| Get no exercise (CDC PLACES) | 34% | 25% | 25% |
| Food insecurity (CDC PLACES) | 24% | 15% | 14% |
| What stands out | Kendall West | FL |
|---|---|---|
| Fewer adults who have had cancer | 5.7% | 9.1% |
| Fewer adults with COPD | 4.8% | 7.2% |
| More uninsured adults | 30.4% | 15.9% |
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
The median home in Kendall West sells for about $417K
For Kendall West, the median rent is $1,808 a month. In Kendall West, 54% of households are owner-occupiers. On the market in the town: a median 69 days to sell.
| Kendall West | Florida towns | U.S. towns | |
|---|---|---|---|
| Households that own their home | 54% | 72% | 73% |
| Median rent | $1,808 a month | $1,647 a month | $1,185 a month |
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
Everything we know about Kendall West
Colleges nearby
13 within 15 miles of the center of Kendall West
About 7 of every 100 Kendall West residents are enrolled in college, about the same as Florida.
About Kendall West
Census-designated place in Florida, United States
Kendall West is a census-designated place and unincorporated community in Miami-Dade County, Florida, west of the Florida Turnpike. It is located in the Miami metropolitan area of South Florida. The population was 36,536 at the 2020 census.
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
- Area
- 3.0 sq mi
- Elevation
- 3 ft
- Area code
- 305
Kendall West’s neighbors
One town shares a border with Kendall West.
| Town | FL rank | Overall | Cost | Safety | Schools | Health |
|---|---|---|---|---|---|---|
| Kendall West | #294 | C+ | D− | — | B+ | B− |
| Kendale Lakes | #304 | C+ | D | — | B+ | B− |
Kendall West and Kendale Lakes report no FBI crime data of their own. Compare Kendall West with a neighbor →
Questions about Kendall West
Short answers, built from the data on this page.
Is Kendall West, FL a good place to live?
Kendall West grades C+ overall, better than 36% of U.S. towns and #294 of 634 in Florida. It grades B− for health and B+ for schools. Cost of living is its weak spot, with a D−.
Is Kendall West, FL expensive?
Yes. The typical home is worth about $410,000, 9% above the Florida typical home. Cost of living, which also weighs rents, property taxes and how many households pay 30% or more of their income for housing, grades D−.