What do we mean by a neighborhood?
NeighborhoodScout® uses the official government designation for neighborhoods - the census tract.
Census tracts are small, relatively permanent subdivisions of a county that are defined by the U.S. Census Bureau in conjunction with local authorities all across the country to define real neighborhoods that are bounded to contain areas with homogeneous population characteristics (including economic status, lifestyle, and living conditions). Census tracts usually have 4,000 persons, but can range between 1,500 and 8,000 persons. This is the most fine-grained area for which detailed information is made available from the government, to protect the individual privacy of each of us. Because census tracts are based on population, they vary in size depending on the density of settlement. In urban areas, they are small, and in rural areas they can cover an entire small town or even a few small towns in very rural areas.
Since census tracts are subdivisions of a county, we did a spatial overlay of the census tracts onto city and town boundaries using a geographic information system to properly assign each census tract to its appropriate city or town. Then we named each census tract to the local colloquially recognized neighborhood name for that spot (e.g., Boston, MA (Dorchester). If there was not a name available, we named the census tract by the largest street intersection in the census tract (e.g., Worcester, MA (Lincoln St/Plantation St)
Why we don't use Zip Codes as neighborhoods
Zip codes were developed by the Postal Service for the purpose of delivering mail, but were never intended to define coherent neighborhoods. In addition, Zip Codes can have as many as 10 distinctly different census tracts contained within them. When distinct census tracts are blended together in a single Zip Code, the data reflects their average conditions and often gives a false sense of the area. The result is that potentially great matching neighborhoods can be missed, and erroneous matches can also be produced and delivered to you.
Using census tracts makes great matches possible, and helps people find the areas that are best for them and their families. Because we are committed to providing the highest possible quality and finding the neighborhoods that best meet your criteria, we use census tracts. And, as always, we show you the actual street map of the neighborhood so you know exactly where your best matching neighborhood is located.
What is a Condition Alert?
A condition alert is a condition in the neighborhood that triggers an alert. NeighborhoodScout contains condition alerts to highlight conditions that are extreme, whether good or bad. This helps answer crucial questions about the state of the neighborhood being evaluated, such as:
What are the risks of violent crime here?
Is the risk of home break-ins or other property crimes increasing?
Does real estate here hold its value?
Are the trends in local vacancies or unemployment concerning?
...and dozens more.
Information at a glance that you need to know to invest, appraise or finance a property.
Kendale Lakes West median real estate price is $415,818, which is more expensive than 46.8% of the neighborhoods in Florida and 55.8% of the neighborhoods in the U.S.
The average rental price in Kendale Lakes West is currently $3,609, based on NeighborhoodScout's exclusive analysis. The average rental cost in this neighborhood is higher than 81.4% of the neighborhoods in Florida.
Kendale Lakes West is a densely urban neighborhood (based on population density) located in Miami, Florida.
Kendale Lakes West real estate is primarily made up of small (studio to two bedroom) to medium sized (three or four bedroom) apartment complexes/high-rise apartments and single-family homes. Most of the residential real estate is occupied by a mixture of owners and renters. Many of the residences in the Kendale Lakes West neighborhood are established but not old, having been built between 1970 and 1999. A number of residences were also built between 2000 and the present.
Real estate vacancies in Kendale Lakes West are 5.2%, which is lower than one will find in 64.9% of American neighborhoods. Demand for real estate in Kendale Lakes West is above average for the U.S., and may signal some demand for either price increases or new construction of residential product for this neighborhood.
Notable & Unique Neighborhood Characteristics
Many things matter about a neighborhood, but the first thing most people notice is the way a neighborhood looks and its particular character. For example, one might notice whether the buildings all date from a certain time period or whether shop signs are in multiple languages. This particular neighborhood in Miami, the Kendale Lakes West neighborhood, has some outstanding things about the way it looks and its way of life that are worth highlighting.
Modes of Transportation
While most Americans do drive to work alone each day, the Kendale Lakes West neighborhood stands out by having 90.0% of commuters doing so, which is a higher proportion of people driving alone to work than NeighborhoodScout found in 96.4% of all American neighborhoods.
Occupations
From major sales accounts to fast-food workers, sales and service employees are often the backbone of the local economy. In the Kendale Lakes West neighborhood, they truly stand out. NeighborhoodScout's exclusive analysis identifies this neighborhood as having a higher percentage of sales and service workers than 95.9% of all American neighborhoods.
Real Estate
Most neighborhoods are composed of a mixture of ages of homes, but the Kendale Lakes West stands out as rather unique in having nearly all of its residential real estate built in one time period, namely between 1970 and 1999, generally considered to be established, but not old housing. What you'll sense when you look around or drive the streets of this neighborhood is that many of the residences look the same because of this similarity of age. In fact, 81.7% of the residential real estate here was built in this one time period.
In addition, if you like crowded places, then you will probably enjoy the the Kendale Lakes West neighborhood. According to NeighborhoodScout's exclusive data analysis, this neighborhood is more densely populated than 95.4% of neighborhoods in the U.S., with 22,198 people per square mile living here.
Migration / Stability
Some neighborhoods have more internal cohesiveness than others. While other neighborhoods feel like a collection of strangers who just happen to live near each other. Sometimes this comes down to not only the personalities of the people in a place, but how long people have been together in that neighborhood. NeighborhoodScout's research has revealed some interesting things about the rootedness of people in the Kendale Lakes West neighborhood. What is interesting to note, is that the Kendale Lakes West neighborhood has a greater percentage of residents born in another country (71.9%) than are found in 99.8% of all U.S. neighborhoods.
Diversity
Did you know that the Kendale Lakes West neighborhood has more Cuban and South American ancestry people living in it than nearly any neighborhood in America? It's true! In fact, 48.4% of this neighborhood's residents have Cuban ancestry and 22.2% have South American ancestry.
Kendale Lakes West is also pretty special linguistically. Significantly, 85.2% of its residents five years old and above primarily speak Spanish at home. This is a higher percentage than 99.1% of all U.S. neighborhoods.
The Neighbors
There are two complementary measures for understanding the income of a neighborhood's residents: the average and the extremes. While a neighborhood may be relatively wealthy overall, it is equally important to understand the rate of people - particularly children - who are living at or below the federal poverty line, which is extremely low income. Some neighborhoods with a lower average income may actually have a lower childhood poverty rate than another with a higher average income, and this helps us understand the conditions and character of a neighborhood.
The neighbors in the Kendale Lakes West neighborhood in Miami are lower-middle income, making it a below average income neighborhood. NeighborhoodScout's research shows that this neighborhood has an income lower than 72.9% of U.S. neighborhoods. With 23.0% of the children here below the federal poverty line, this neighborhood has a higher rate of childhood poverty than 73.0% of U.S. neighborhoods.
What we choose to do for a living reflects who we are. Each neighborhood has a different mix of occupations represented, and together these tell you about the neighborhood and help you understand if this neighborhood may fit your lifestyle.
In the Kendale Lakes West neighborhood, 39.0% of the working population is employed in sales and service jobs, from major sales accounts, to working in fast food restaurants. The second most important occupational group in this neighborhood is executive, management, and professional occupations, with 26.0% of the residents employed. Other residents here are employed in clerical, assistant, and tech support occupations (20.7%), and 13.5% in manufacturing and laborer occupations.
Languages
The languages spoken by people in this neighborhood are diverse. These are tabulated as the languages people preferentially speak when they are at home with their families. The most common language spoken in the Kendale Lakes West neighborhood is Spanish, spoken by 85.2% of households. Other important languages spoken here include English and Chinese.
Ethnicity / Ancestry
Culture is shared learned behavior. We learn it from our parents, their parents, our houses of worship, and much of our culture – our learned behavior – comes from our ancestors. That is why ancestry and ethnicity can be so interesting and important to understand: places with concentrations of people of one or more ancestries often express those shared learned behaviors and this gives each neighborhood its own culture. Even different neighborhoods in the same city can have drastically different cultures.
In the Kendale Lakes West neighborhood in Miami, FL, residents most commonly identify their ethnicity or ancestry as Cuban (48.4%). There are also a number of people of South American ancestry (22.2%), and residents who report Asian roots (5.2%), and some of the residents are also of Dominican ancestry (3.0%), along with some Italian ancestry residents (1.8%), among others. In addition, 71.9% of the residents of this neighborhood were born in another country.
Getting to Work
Even if your neighborhood is walkable, you may still have to drive to your place of work. Some neighborhoods are located where many can get to work in just a few minutes, while others are located such that most residents have a long and arduous commute. The greatest number of commuters in Kendale Lakes West neighborhood spend between 15 and 30 minutes commuting one-way to work (39.6% of working residents), which is shorter than the time spent commuting to work for most Americans.
Here most residents (90.0%) drive alone in a private automobile to get to work. In a neighborhood like this, as in most of the nation, many residents find owning a car useful for getting to work.
SCOUT’s patented match algorithm identifies the most similar neighborhoods to a subject location, and quantifies the similarity to the subject location. This allows analysts to identify the most similar neighborhoods in a local market area for appraisals, investments, and research.
The algorithm uses 273 neighborhood conditions, identifies the dominant dimensions underlying the conditions and calculates the similarity. This captures the true culture and character of locations, economic conditions, and trends.
The closer to 100% means the locations are nearly identical. 80% is a very good, but not excellent match, and so forth.
