Aventura today
What this means
Values in Aventura are down 2.5% over the past year, now 11.3% below the Apr 2024 peak.
Permits January to September 2026: 13 homes, 68% fewer than 2025.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Aventura | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 39,880 (2025 estimate) | ||
| Growth since 2020 | -0.9% | -4.6 pts | -9.8 pts |
| Median home value | $451,100 | 3% lower | 26% higher |
| Median gross rent | $2,513 | 37% higher | 51% higher |
| Median household income | $89,274 | 24% higher | 20% higher |
| Owner occupied homes | 63.6% | +11.4 pts | -4.0 pts |
| Residents 65 and older | 25.8% | +8.9 pts | +4.5 pts |
| Average commute (minutes) | 32 | 2% higher | 13% higher |
| Homes built 2010 or later | 4.5% | -6.9 pts | -9.7 pts |
| Median property tax paid | $3,844 | 3% higher | 41% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Aventura
Planned city in northeast Miami Dade about 15 miles north of Miami, developed from the 1970s and incorporated in 1995, known for condo towers.
Aventura is a city with its own government, located in Miami-Dade County.
Known for: Aventura Mall; Turnberry Resort and golf course
How it has grown: A Brightline station next to Aventura Mall offers service to Orlando.
Next to the rest of Miami-Dade County, more homes are seasonal or vacation homes (30% vs 4.6%); more of the housing is in apartment and condo buildings (90.2% vs 44.7%); the Census median rent is $2,513, above the county's $1,829 and households are smaller (2.26 vs 2.76 people).
If you like the numbers here, also look at Royal Palm Beach ($437,700, $2,273), The Hammocks ($468,100, $2,187), Hunters Creek ($450,100, $2,088).
Growth and housing
Population went from 40,234 in 2020 to 39,880 in 2025 (-0.9%), versus 3.7% for Miami-Dade County.
Median year built: 1989. This is a multifamily heavy market (90.2% in buildings of 5+ units). Households average 2.26 people.
2.1% of residents moved in from another state in the past year (county 1.3%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Before buying in one of the larger buildings (86.9% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
The city earned Community Rating System class 6; federal flood policies in its high risk zones cost 20% less. Insured homes in the city filed 375 flood claims since 2000, with $17,290,723 paid. For county flood claims, disaster history and jobs, see the Miami-Dade County guide (40.5% of homes there are in high risk zones).
Buying a home in Aventura
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $451,100 |
Homes cost 5.0 times median household income here (Miami-Dade County 6.5, Florida 4.8).
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: the Aventura median of $451,100 fits under the $667,000 limit.
Investing in Aventura
Long term rentals
| Aventura | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 36.4% | -11.4 pts |
| Rental vacancy | 7.3% | +1.8 pts |
| Rent as share of renter income | 43.3% | +5.1 pts |
Short term rentals
30% of homes are held for seasonal or vacation use (Miami-Dade County 4.6%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 4.6% |
| Buildings with 5+ units | 90.2% |
| Manufactured homes | 0.2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.