Miami Gardens today
What this means
Values in Miami Gardens are about flat (+0.9% in a year), now 2.4% below the Oct 2024 peak.
Permits January to September 2026: 17 homes, 77% fewer than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Miami Gardens | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 113,579 (2025 estimate) | ||
| Growth since 2020 | 1.9% | -1.8 pts | -7.0 pts |
| Median home value | $378,500 | 18% lower | 5% higher |
| Median gross rent | $1,787 | 2% lower | 7% higher |
| Median household income | $63,627 | 11% lower | 15% lower |
| Owner occupied homes | 64.4% | +12.2 pts | -3.2 pts |
| Residents 65 and older | 16.6% | -0.3 pts | -4.7 pts |
| Average commute (minutes) | 32 | 4% higher | 15% higher |
| Homes built 2010 or later | 5.8% | -5.6 pts | -8.4 pts |
| Median property tax paid | $2,818 | 25% lower | 3% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Miami Gardens
North Miami Dade suburb about 16 miles north of downtown Miami, incorporated in 2003 from several neighborhoods.
Miami Gardens is an incorporated city in Miami-Dade County, with its own zoning and rental rules.
Known for: Hard Rock Stadium; Miami International Autodrome; Calder Race Course
Residential growth followed Interstate 95 in the late 1960s.
Against the Miami-Dade County averages, less of the housing is in apartment and condo buildings (22.4% vs 44.7%); more homes are owner occupied (64.4% vs 52.2%); households are larger (3.19 vs 2.76 people) and homes are cheaper than the county median ($378,500 vs $463,000).
If you like the numbers here, also look at Oakland Park ($385,000, $1,804), Winter Springs ($378,700, $1,867), Mount Dora ($381,900, $1,722).
Growth and housing
Population went from 111,450 in 2020 to 113,579 in 2025 (1.9%), versus 3.7% for Miami-Dade County.
| 2025 building permits | Miami Gardens |
|---|---|
| Single family | 11 |
| 5 or more units | 60 |
| Total units | 79 |
| Per 1,000 residents | 0.7 |
Median year built: 1970. Most housing is single family (66.9%). Average household size is 3.19.
0.8% 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 |
Older homes (71.8% built before 1980) draw insurer questions about roofs and wiring. Inspections
Before buying in one of the larger buildings (14.6% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
Flood premiums in Miami Gardens get a 15% discount in high risk zones because the city holds CRS class 7. 365 flood claims ($2,595,237) have come from Miami Gardens since 2000. 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 Miami Gardens
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $378,500 |
Homes cost 6.0 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: works for the typical $378,500 home here.
Investing in Miami Gardens
Long term rentals
| Miami Gardens | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 35.6% | -12.2 pts |
| Rental vacancy | 3.2% | -2.3 pts |
| Rent as share of renter income | 38.5% | +0.3 pts |
Short term rentals
1.2% 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 |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 66.9% |
| Buildings with 5+ units | 22.4% |
| 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.