Hialeah today
What this means
Values in Hialeah are about flat (+1.2% in a year).
Permits January to September 2026: 369 homes, 56% fewer than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Hialeah | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 230,968 (2025 estimate) | ||
| Growth since 2020 | 3.5% | -0.2 pts | -5.4 pts |
| Median home value | $392,000 | 15% lower | 9% higher |
| Median gross rent | $1,689 | 8% lower | 1% higher |
| Median household income | $55,594 | 23% lower | 25% lower |
| Owner occupied homes | 46.6% | -5.6 pts | -21.0 pts |
| Residents 65 and older | 20.3% | +3.4 pts | -1.0 pts |
| Average commute (minutes) | 29 | 6% lower | 4% higher |
| Homes built 2010 or later | 7% | -4.4 pts | -7.2 pts |
| Median property tax paid | $2,228 | 40% lower | 18% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Hialeah
Miami Dade city west northwest of Miami on a former prairie between Biscayne Bay and the Everglades, incorporated in 1925.
Hialeah is a city with its own government, located in Miami-Dade County.
Known for: Hialeah Park; Miami Dade College Hialeah Campus; Westland Mall; Amelia Earhart Park
How it has grown: Served by Metrorail, Tri Rail and Amtrak.
Next to the rest of Miami-Dade County, household incomes are lower ($55,594 vs $71,753); fewer homes are seasonal or vacation homes (0.1% vs 4.6%); the median value of $392,000 is below the county's $463,000 and fewer homes are owner occupied (46.6% vs 52.2%).
Closest matches on price and rent: Dunedin ($396,000, $1,675), New Smyrna Beach ($395,300, $1,712), Carrollwood ($384,600, $1,715).
Growth and housing
Population went from 223,143 in 2020 to 230,968 in 2025 (3.5%), versus 3.7% for Miami-Dade County.
| 2025 building permits | Hialeah |
|---|---|
| Single family | 0 |
| 5 or more units | 1,039 |
| Total units | 1,053 |
| Per 1,000 residents | 4.6 |
Median year built: 1975. This is a multifamily heavy market (43.6% in buildings of 5+ units). Average household size is 2.91.
Each year about 0.4% of residents arrive from other states.
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 |
With 59.6% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Before buying in one of the larger buildings (27.3% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
Flood premiums in Hialeah get a 15% discount in high risk zones because the city holds CRS class 7. Insured homes in the city filed 1,694 flood claims since 2000, with $18,009,211 paid. The Miami-Dade County guide covers storms, flood claims and employers; 40.5% of county homes are in high risk flood zones.
Buying a home in Hialeah
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $392,000 |
Price to income: 7.0x, compared with 6.5x for the county.
- Conventional: the most common loan in Miami-Dade County.
- FHA: $275,000 of room between the median home and the FHA limit.
Investing in Hialeah
Long term rentals
| Hialeah | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 53.4% | +5.6 pts |
| Rental vacancy | 1.6% | -3.9 pts |
| Rent as share of renter income | 37.3% | -0.9 pts |
Short term rentals
Seasonal and vacation homes: 0.1% of the stock, against 4.6% countywide.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 38% |
| Buildings with 5+ units | 43.6% |
| Manufactured homes | 0.9% |
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.