Population 36,314 · Census ACS 2020–24
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Population and households in Kendall West
Household size in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 3.25 | 2.80 | 2.63 | 2.68 |
| 2010–14 | 3.46 | 2.95 | 2.73 | 2.73 |
| 2015–19 | 3.36 | 2.97 | 2.75 | 2.71 |
| 2020–24 | 2.88 | 2.80 | 2.63 | 2.65 |
| Change | −0.38 | +0.00 | +0.00 | −0.03 |
Households in Kendall West average 2.88 people, above the national 2.65, so families with children are more common here. Household size has dropped from 3.25 in 2006–10, a much bigger shift than nationally. Households are largest in the east and smallest in the south.
Household size: the average number of people living in each occupied home. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25010).
Median age in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 37.1 | 39.9 | 40.8 | 37.7 |
| 2010–14 | 40.5 | 40.9 | 42.0 | 38.6 |
| 2015–19 | 41.2 | 41.9 | 43.0 | 39.6 |
| 2020–24 | 45.2 | 42.8 | 43.5 | 40.1 |
| Change | +8.0 | +2.9 | +2.7 | +2.3 |
With a median age of 45.2, Kendall West is noticeably older than the country as a whole (40.1), an age mix that tilts toward empty nesters and retirees. Since 2006–10, the median age has climbed from 37.1, a much bigger shift than nationally. The youngest areas are in the south, the oldest in the north.
Median age: the age that splits residents into two equal halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B01002).
Single-parent households in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 15.2% | 14.3% | 12.4% | 12.3% |
| 2010–14 | 13.4% | 14.2% | 12.2% | 12.3% |
| 2015–19 | 18.1% | 13.3% | 11.5% | 11.6% |
| 2020–24 | 11.5% | 13.2% | 11.4% | 11.6% |
| Change | −3.7 pts | −1.1 pts | −1.0 pts | −0.6 pts |
Single parents head nearly one in eight households in Kendall West (11.5%), close to the national share of 11.6%. Single parents are less common here than in the Miami area as a whole (13.2%). The single-parent share is down 3.7 points from 2006–10, a much bigger shift than nationally.
Single-parent households: households where one adult with no spouse present lives with children under 18. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B11003).
Housing in Kendall West
Renters in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 36.8% | 34.2% | 30.3% | 33.3% |
| 2010–14 | 36.9% | 37.9% | 33.9% | 35.6% |
| 2015–19 | 44.6% | 40.7% | 34.6% | 36.0% |
| 2020–24 | 46.1% | 39.5% | 32.4% | 34.8% |
| Change | +9.3 pts | +5.3 pts | +2.1 pts | +1.5 pts |
Renting is far more common in Kendall West than nationally: 46.1% of households rent their homes, against 34.8%. Among homeowners, 35.0% have no mortgage at all, below the national share of 39.8%. Rentals cluster in the south; owners are most common in the northeast. The renter share has risen 9.3 points since 2006–10, a much bigger shift than nationally.
Renters: occupied homes that are rented rather than owned. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25003).
Vacant homes in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 11.9% | 15.4% | 17.2% | 11.4% |
| 2010–14 | 8.8% | 15.3% | 17.6% | 11.4% |
| 2015–19 | 6.5% | 13.1% | 15.4% | 11.1% |
| 2020–24 | 4.4% | 10.9% | 12.5% | 9.6% |
| Change | −7.5 pts | −4.5 pts | −4.8 pts | −1.8 pts |
Empty homes are scarce in Kendall West: just 4.4% sit vacant, compared with 9.6% nationally, a sign of a tight housing market. Vacancy has fallen 7.5 points since 2006–10, a much bigger shift than nationally. Of the 512 Florida cities with 5,000+ people, only 17 have a lower vacancy rate.
Vacant homes: homes with no one living in them, including vacation homes and homes for sale or rent. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25002).
Age of homes in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 1986 | 1979 | 1984 | 1974 |
| 2010–14 | 1987 | 1979 | 1985 | 1975 |
| 2015–19 | 1989 | 1980 | 1986 | 1977 |
| 2020–24 | 1987 | 1983 | 1989 | 1980 |
| Change | +1 | +4 | +5 | +6 |
Homes in Kendall West are newer than the national norm: the median home was built in 1987, versus 1980 across the U.S.
Age of homes: the year that splits the housing stock into older and newer halves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25035).
Rent in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | $1,311 | $1,256 | $1,092 | $965 |
| 2010–14 | $1,418 | $1,306 | $1,123 | $1,040 |
| 2015–19 | $1,679 | $1,586 | $1,323 | $1,213 |
| 2020–24 | $2,062 | $2,112 | $1,816 | $1,571 |
| Change | +$750 | +$856 | +$724 | +$606 |
Rent in Kendall West runs $2,062 a month at the median, utilities included, well above the U.S. median of $1,571. Rent has climbed $750 a month since 2006–10, up 57%, a slower climb than the nation's. The typical renter here spends 38.1% of household income on rent, well over the 30% mark often used to define affordable rent, so many renters here are stretched. Rents run highest in the northwest and lowest in the south.
Rent: monthly rent plus the utilities renters pay themselves. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B25064).
Education in Kendall West
Bachelor's degrees in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 25.5% | 29.1% | 26.4% | 28.4% |
| 2010–14 | 27.1% | 29.3% | 27.0% | 29.6% |
| 2015–19 | 31.7% | 32.5% | 30.0% | 32.1% |
| 2020–24 | 33.0% | 37.1% | 34.6% | 35.6% |
| Change | +7.5 pts | +8.0 pts | +8.2 pts | +7.2 pts |
College degrees are about as common in Kendall West as nationally: 33.0% of adults 25 and older have a bachelor's or higher, against 35.6%. The share is lower than in the Miami area overall (37.1%). The share with a degree has risen 7.5 points since 2006–10, as it has nationally.
Bachelor's degrees: adults 25 and older with a bachelor's degree or higher. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
High school graduates in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 82.5% | 83.0% | 85.5% | 84.9% |
| 2010–14 | 79.6% | 84.2% | 86.5% | 86.1% |
| 2015–19 | 78.0% | 85.6% | 88.2% | 87.7% |
| 2020–24 | 79.3% | 87.4% | 90.0% | 89.3% |
| Change | −3.3 pts | +4.4 pts | +4.4 pts | +4.3 pts |
Just over one in five adults in Kendall West never finished high school, well above the national share: only 79.3% have a diploma or equivalent, against 89.3% nationally. The share with a diploma has fallen 3.3 points since 2006–10, even as the national rate rose. Of the 512 Florida cities with 5,000+ people, only 45 have a lower share of high school graduates.
High school graduates: adults 25 and older with a high school diploma, GED or more. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B15003).
Jobs in Kendall West
| Period | Kendall West | Miami area | Florida | U.S. |
|---|---|---|---|---|
| 2006–10 | 7.0% | 8.8% | 8.9% | 8.1% |
| 2010–14 | 8.9% | 11.3% | 11.0% | 9.4% |
| 2015–19 | 3.7% | 5.8% | 5.7% | 5.6% |
| 2020–24 | 3.5% | 5.0% | 4.8% | 5.4% |
| Change | −3.5 pts | −3.8 pts | −4.1 pts | −2.7 pts |
Unemployment in Kendall West runs below the national rate: 3.5% of the labor force was out of work and looking, against 5.4% nationally. Since 2006–10, unemployment has fallen 3.5 points, as it has nationally. Because the Census pools five years of responses (2020–24), these rates smooth over short swings and lag the current job market.
Unemployment: people looking for work as a share of everyone working or looking. Source: BestNeighborhood calculations from U.S. Census Bureau ACS 5-year block-group estimates (table B23025).
Kendall West compared with nearby cities
| City | Household size | Median age | Single parents | Renters | Vacant homes | Median year built | Median rent | Bachelor's degree | High school diploma | Unemployment |
|---|---|---|---|---|---|---|---|---|---|---|
| Kendall West | 2.88 | 45.2 | 11.5% | 46.1% | 4.4% | 1987 | $2,062 | 33.0% | 79.3% | 3.5% |
| Kendale Lakes | 2.82 | 49.3 | 11.0% | 29.0% | 5.4% | 1981 | $2,258 | 31.6% | 83.3% | 4.0% |
| The Hammocks | 3.02 | 42.4 | 10.8% | 37.2% | 4.5% | 1992 | $2,241 | 38.0% | 89.9% | 2.7% |
| The Crossings | 2.74 | 44.1 | 7.2% | 27.5% | 3.2% | 1981 | $2,297 | 43.2% | 93.8% | 2.2% |
| Tamiami | 2.90 | 48.6 | 9.6% | 26.8% | 5.0% | 1985 | $2,395 | 35.7% | 81.7% | 3.3% |
| Westwood Lakes | 3.08 | 48.9 | 9.1% | 21.9% | 2.9% | 1957 | $2,593 | 27.3% | 79.4% | 6.0% |
| Country Walk | 3.45 | 39.8 | 13.9% | 20.0% | 3.2% | 1997 | $2,684 | 37.9% | 93.5% | 3.2% |
| Three Lakes | 3.17 | 36.3 | 15.9% | 33.7% | 4.7% | 1998 | $2,380 | 39.5% | 90.9% | 3.1% |
| Sunset | 2.81 | 46.7 | 9.2% | 20.5% | 5.6% | 1969 | $2,323 | 43.5% | 91.2% | 2.1% |
| Kendall | 2.69 | 44.3 | 9.4% | 36.9% | 8.0% | 1979 | $2,124 | 49.5% | 93.3% | 3.4% |
| University Park | 2.72 | 45.3 | 10.4% | 34.9% | 6.2% | 1975 | $1,968 | 32.4% | 83.7% | 8.7% |
All figures 2020–24.
Cities with similar populations: Jamestown, NY · San Dimas, CA · Salem, VA · Sahuarita, AZ · Manor, TX · Lemoore, CA · Key West, FL · Kerrville, TX · Kearns, UT · Saratoga Springs, NY
About these numbers
Every figure on this page is a BestNeighborhood calculation from the Census Bureau's American Community Survey (ACS), built up from the Census block groups that make up Kendall West. Each ACS 5-year release pools five years of responses; this page shows the last 15 releases, 2006–10 through 2020–24. Neighboring releases share four of their five years, so they move gradually and small changes between them are within the survey's margin of error; in small places the lines can jump from one release to the next for the same reason. The maps show the same measures for each neighborhood, ranked against the whole country.
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