Kendall West, FL—33185
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Kendall West, FL
As of Oct '25, the median home price in Kendall West, FL is $668,000, with a year-over-year change of -2.6%. This indicates that home prices in Kendall West, FL are decreasing. According to Zillow, the 1-year price projection is 1.8%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $668,000 | -2.7% |
| Single Family | $683,000 | -3.0% |
| Condos | $412,000 | -2.6% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $291,000 | -2.3% |
2 Bed | $406,000 | -1.9% |
3 Bed | $602,000 | -3.1% |
4 Bed | $745,000 | -2.7% |
| 5 Bed | $883,000 | -2.9% |
% of Housing Stock
Rental Trends — Kendall West, FL
As of July '25, Rentcast reports the average rent in Kendall West, FL is $3,900, with a year-over-year rent change of 5.4%. Per bedroom, the median rent as of July '25 in Kendall West, FL is studios: $1,300, 1-bedrooms: $1,700, 2-bedrooms: $2,640, 3-bedrooms: $3,630, 4-bedrooms: $4,230. The most common rental property sizes in Kendall West, FL are 4-bedroom and 3-bedroom, accounting for 46.6% and 39.9% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $3,750 | $3,900 |
| Studio Rent | $1,300 | $1,300 |
| 1 Bed Rent | $1,500 | $1,700 |
| 2 Bed Rent | $2,600 | $2,640 |
| 3 Bed Rent | $3,600 | $3,630 |
| 4 Bed Rent | $4,000 | $4,230 |
% of Rental Stock
Property Listings — Kendall West, FL
As of Oct '25, Realtor.com reports that the median days on market for a home in Kendall West, FL is 63. This is a increase of 32.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 23.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $800,000 | -6.0% |
Listing Count | 94 | 2.0% |
| Listings as % of Homes | 0.9% | 2.0% |
Days on Market | 63 | 32.0% |
Demographics — Kendall West, FL
As of the latest ACS Survey released in 2023, Kendall West, FL has a population of 29,100, which has decreased by -5.9% over the past 5 years. Kendall West, FL is a moderately popular place for families, as children make up 22.4% of the population. The area has a moderately educated workforce, with 38.9% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 12.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 29,100 | -5.9% |
% Under 18 | 22.4% | 3.2% |
% Seniors | 17.9% | 38.8% |
% WFH | 12.9% | 148.1% |
% w/ College Degree | 38.9% | 1.0% |
As of the latest ACS Survey released in 2023, Kendall West, FL is a predominantly hispanic area, with 84.0% of the population identifying as hispanic. The hispanic population has shrunk by 6.6% in the last 5 years. The second most common race or ethnicity in Kendall West, FL is white, making up 11.4% of the population. Foreign-born residents account for 53.5% of the population in Kendall West, FL, and this percentage has decreased by 7.9% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 11.4% | 72.7% |
% Black | 1.1% | -47.6% |
% Hispanic | 84.0% | -6.6% |
% Asian | 2.9% | 38.1% |
% Foreign Born | 53.5% | -7.9% |
Mortgage and Risk — Kendall West, FL
According to HUD data as of 2023, there were 329 mortgage originations in Kendall West, FL, of which 88.0% of loans were conventional mortgages. The average loan-to-value was 53.0%, with 19.0% above 90% LTV (elevated). This implies medium mortgage risk in Kendall West, FL. Investor activity is low, as 3.0% of loans were by investors. 17.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 329 |
% Conventional Loans | 88.0% |
% Government Loans | 12.0% |
% Investor Loans | 3.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 17.0% |
Loan Activity
Rentals and Section 8 — Kendall West, FL
As of 2024, the percent of homes in Kendall West, FL under the Section 8 program is 0.7%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Kendall West, FL, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 12 |
Total Units Section 8 | 12 |
% Rentals under Section 8 | 0.7% |
% Occupied Section 8 | 87.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $1,340 | $1,500 | $2,840 |
| 2 Bedroom | $890 | $2,600 | $3,490 |
| 3 Bedroom | $910 | $3,600 | $4,510 |
| 4 Bedroom | $1,280 | $4,000 | $5,280 |
Affordability — Kendall West, FL
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.7 |
| Median Home Price | $668,000 |
| Median Household Income | $107,000 |