What Kensington actually is

Kensington is an established master-planned family community on the west side of Coral Springs, in Broward County, developed by Coral Ridge Properties and WCI and built from the early 1990s through the late '90s. The important thing to understand is that it's not one uniform neighborhood: it's a collection of roughly ten sub-sections — Chelsea, Kensington Commons, Kensington Gardens, Knightsbridge, Parkwood, Sanctuary, The Classics, Vanderbilt Estates, Kensington Glen, and more — some gated and some not, each with its own HOA, fees, and rules. The homes are predominantly Spanish ranch-style with well-manicured lawns, pools, and multicar garages, in single-family, townhome, and villa configurations from around 1,500 to over 4,400 square feet.

Two things define Kensington. First, the setting: it's laid out along palm-lined, canal-ringed cul-de-sacs, so many homes sit on the water, and the community is known for mature trees and a settled, suburban feel. Second, and most important, schools — Kensington sits in a premier Broward school district and feeds sought-after schools, which is the main reason families settle here and why the area, as one longtime local broker puts it, just stays desirable. The right buyer wants a settled, green, family-centric community with top schools, minutes from Sawgrass Expressway. Because it's really ten-plus sub-sections, the due diligence is specific: which sub-section the home is in and what its HOA covers and costs, and whether it's gated; the individual home's condition, since these are 25-to-30-year-old homes; whether a given home is on a canal or a dry interior lot; and above all the exact zoned schools for the address. That's where I focus before you offer.

Pre-offer checklist for Kensington

• Which sub-section and its HOA: This is the first thing to pin down at Kensington. The community is roughly ten separate sub-sections, some gated and some not, each with its own HOA fee, rules, and amenities. Confirm exactly which sub-section the specific home is in, whether it's gated, and what that HOA covers and costs, and get its financials in writing, since they vary across the community.
• The schools — the main reason to buy here: Kensington's biggest draw is its premier Broward school district, feeding sought-after schools including the highly regarded high school serving the area. Schools are all-ages and served by Broward County Public Schools, a separate district from Palm Beach County, and assignments are by address, so verify the exact zoned schools at browardschools.com for the specific home before any offer.
• The individual home's condition: These are early-1990s through late-1990s homes, so condition varies — some are fully renovated with impact windows and updated kitchens, others closer to original. Confirm the roof, systems, windows, and updates for the specific home, and price the work honestly, since condition sets the real number here more than the list price does.
• Canal or dry interior lot: Many Kensington homes sit on canals along the cul-de-sacs, while others are interior. Confirm whether the specific home has canal frontage or a water view and what the lot actually is, since it's one of the biggest value drivers here — and confirm any canal navigability or use rules separately, since these are primarily canal-view lots.
• The home style and lot: Kensington spans single-family homes, townhomes, and villas across its sub-sections, with a wide size range. Confirm the exact lot, square footage, and layout for the specific home, since they vary widely from one sub-section to the next.