Miami-Dade County today
| Typical value | |
|---|---|
| Single family house | $599,000 |
| Condo or townhome | $347,000 |
What this means
Twelve month change in Miami-Dade County: +1.3%, essentially flat.
Builders are pulling back: 8,775 homes permitted so far in 2026, down 20%.
About 40% of homes sit in a FEMA high risk flood zone, where a mortgage requires flood insurance. Get a flood quote before you make an offer.
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
| Miami-Dade County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 2,802,029 | 11.9% of Florida |
| Growth since 2020 | 3.7% | -5.2 pts |
| Median home value | $463,000 | 29% higher |
| Median gross rent | $1,829 | 10% higher |
| Median household income | $71,753 | 4% lower |
| Owner occupied homes | 52.2% | -15.4 pts |
| Residents 65 and older | 16.9% | -4.4 pts |
| Average commute | 31 min | 10% higher |
| Homes built 2010 or later | 11.4% | -2.8 pts |
| Housing units permitted in 2025 per 1,000 residents | 5.9 | 22% lower |
| Veterans, share of adults | 2% | -5.4 pts |
| Median property tax paid | $3,744 | 37% higher |
| Average homeowners insurance with wind | $5,975 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Miami-Dade County
Compared with the rest of Florida, Miami-Dade County has higher than average insurance ($5,975 a year); more renters than most of Florida (47.8% of homes); and a small veteran community (2% of adults).
Southeast coastal county with dense urban areas and high rises in the north, farmland in the south, and parts of Everglades and Biscayne national parks. County seat: Miami. Created in 1836.
The population centers are Miami, Hialeah and Miami Gardens. Miami alone has about 459,745 residents.
What anchors the area
- Colleges: Florida International University (Miami); University of Miami (Coral Gables); Barry University (Miami Shores); Florida Memorial University (Miami Gardens); St. Thomas University (Miami Gardens); Miami Dade College (Miami)
- Major teams: Inter Miami CF (MLS, Miami); Miami Dolphins (NFL, Miami Gardens); Miami Heat (NBA, Miami); Miami Marlins (MLB, Miami); FIU Panthers (NCAA FBS, Miami); Miami Hurricanes (NCAA FBS, Coral Gables)
- Commercial airports: Miami International Airport (MIA)
- Military: Homestead Air Reserve Base
- Economy: University of Miami; Baptist Health South Florida; American Airlines; Carnival Cruise Line; Nicklaus Children's Hospital
- Known for: Everglades National Park; Biscayne National Park; South Beach; Venetian Pool
Larger households (2.76 people on average) mean more demand for 3 and 4 bedroom homes.
Growth and where it is heading
The Census counts 2,802,029 residents as of July 2025, versus 2,701,762 in 2020, a 3.7% change. Last year alone: -0.36%.
| 2025 building permits | Units |
|---|---|
| Single family | 2,666 |
| 2 to 4 units | 577 |
| 5 or more units | 13,292 |
| Total | 16,535 |
| Per 1,000 residents | 5.9 (close to Florida, 7.6) |
What the regional research shows
Apartment asking rents in Miami-Dade averaged $2,671 in July 2026, up 1.6% from a year earlier (Miami Realtors rental report). Insurance and condo building approvals are the usual deal breakers; Miami Beach limits short stays in many residential areas.
See the South Florida and Keys investor guide for regional corridors.
Risks to price in
| Year | Hurricane | Category at landfall |
|---|---|---|
| 2005 | Katrina | 1 |
Landfalls and named damage since 2000, from the state record.
Budget around $5,975 a year for a homeowners policy with wind; that is the county average reported to state regulators.
Coastal county: check the flood zone and elevation of every address.
Older stock (49.6% built before 1980) means insurers will look hard at roofs, wiring and plumbing. Insurance and inspections
High rise exposure: 33.8% of housing is in large buildings, where reserves and assessments decide financing. Condo financing
Flood, storms and jobs
| Miami-Dade County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 199,250 (40.5%) | 13.3% |
| Homes with federal flood insurance | 164,154 (33.4%) | 13.7% |
| Insured share inside high risk zones | 74.5% | |
| Flood insurance claims since 2000 | 33,201, $602,321,823 paid | |
| Costliest flood events for insured homes | Other or unnamed flooding ($164,357,028); Flooding ($145,417,195); Hurricane Irma ($103,180,971) | |
| Major federal disasters declared since 2000 | 13 (9 hurricane, 2 severe storm, 1 biological) |
Federal flood policies in high risk zones get 35% off here, thanks to the county (unincorporated areas)'s CRS class 3 rating. Current map: 02/19/27(>).
Where people work: health care and social assistance (15%), retail (13%), hotels and restaurants (13%), out of 1,055,440 private jobs in Miami-Dade County (2023). Tourism signal: 13% work in hotels and restaurants, close to the state's 13%.
Buying a home in Miami-Dade County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $667,000 |
| Conforming (above this is jumbo) | $832,750 |
The median priced home fits under the FHA limit with room to spare. FHA limits
Homes cost 6.5 times the median household income here, versus 4.8 statewide. Down payment and debt ratio matter more than usual.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 28,685 | 83.8% | 72.2% | $616,222 |
| FHA | 4,811 | 14.1% | 17.8% | $462,387 |
| VA | 735 | 2.1% | 9.9% | $540,823 |
| USDA | 5 | 0% | 0.2% | $21,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 52.4% |
| Cash out refinance | 20.7% |
| Rate and term refinance | 9.9% |
| Home improvement | 8.2% |
That is up 1.1% from 33,869 loans in 2024. Conventional loans dominate, a sign of larger down payments and strong credit.
Loans that fit the local numbers
- Conventional: used for 83.8% of loans; mortgage insurance comes off later.
- FHA: the $667,000 limit covers the typical $463,000 home.
Down payment help and taxes
Statewide help is available through the Florida Housing Finance Corporation. Median property tax here: $3,744, or 0.81% of the median value. Homestead and tax caps
Investing in Miami-Dade County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Miami-Dade County | vs Florida | |
|---|---|---|
| Renter occupied homes | 47.8% | +15.4 pts |
| Rent as share of renter income | 38.2% | +3.0 pts |
| Rental vacancy | 5.5% | -2.1 pts |
High rent burden limits how far rents can climb. Few rentals sit empty.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% (varies by district) |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 4.6% (-3.2 pts vs Florida) |
| Commercial airport | Miami International Airport (MIA) |
Vacation rental towns with guides: Miami Beach. Before you underwrite nightly income, get the zoning and HOA answer in writing. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 38.8% |
| Buildings with 5+ units | 44.7% |
| Manufactured homes | 1.3% |
| 2025 loans on 2 to 4 unit properties | 2.77% |
Largest cities and towns in Miami-Dade County
Among places with at least 1,000 residents, Kendall has the highest median value ($567,900) and Fountainebleau the lowest ($320,200); Fountainebleau shows the best rent to price ratio (7.85% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Miami | 459,745 | $518,100 | $1,758 | $62,462 |
| Hialeah | 226,165 | $392,000 | $1,689 | $55,594 |
| Miami Gardens | 113,177 | $378,500 | $1,787 | $63,627 |
| Homestead | 82,807 | $380,000 | $1,674 | $65,423 |
| Miami Beach | 82,031 | $556,700 | $1,826 | $72,856 |
| Kendall | 79,562 | $567,900 | $1,905 | $87,325 |
| Doral | 79,216 | $562,800 | $2,669 | $94,164 |
| North Miami | 60,344 | $365,000 | $1,702 | $57,188 |
| The Hammocks | 58,838 | $468,100 | $2,187 | $85,628 |
| Fountainebleau | 55,665 | $320,200 | $2,094 | $64,908 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
1 of its 3 neighbors is cheaper by median value.
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Miami-Dade County | $463,000 | $1,829 | 3.7% |
| Broward County | $414,600 | $1,907 | 3.5% |
| Collier County | $540,700 | $1,862 | 11% |
| Monroe County | $780,600 | $1,999 | -3% |
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.
- 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.