South Miami Heights today
What this means
Values in South Miami Heights are about flat (+1.3% in a year).
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| South Miami Heights | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 38,766 (Census survey) | ||
| Median home value | $407,100 | 12% lower | 13% higher |
| Median gross rent | $1,605 | 12% lower | 4% lower |
| Median household income | $65,417 | 9% lower | 12% lower |
| Owner occupied homes | 62.1% | +9.9 pts | -5.5 pts |
| Residents 65 and older | 17.6% | +0.7 pts | -3.7 pts |
| Average commute (minutes) | 35 | 12% higher | 24% higher |
| Homes built 2010 or later | 5.5% | -5.9 pts | -8.7 pts |
| Median property tax paid | $2,285 | 39% lower | 16% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in South Miami Heights
Unincorporated south Miami Dade community about 17 miles southwest of downtown, originally called Eureka.
There is no city hall here: South Miami Heights is a Census designated place, and Miami-Dade County sets the rules.
Known for: Zoo Miami next door; Thompson Memorial Park
Borders Cutler Bay and Goulds.
Compared with Miami-Dade County as a whole, less of the housing is in apartment and condo buildings (26.8% vs 44.7%); households are larger (3.19 vs 2.76 people); more homes are owner occupied (62.1% vs 52.2%) and fewer homes are seasonal or vacation homes (0% vs 4.6%).
If you like the numbers here, also look at Hollywood ($410,600, $1,653), Lake Worth Beach ($401,200, $1,545), Venice ($434,700, $1,606).
Growth and housing
Yearly population estimates are not published for Census designated places; the county trend is the best guide. Miami-Dade County grew 3.7% from 2020 to 2025.
Half the homes are older than 1978. Detached houses dominate (65.2% of homes). Households average 3.19 people.
Each year about 0.7% 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 |
53.6% of homes predate 1980: expect four point inspections. Inspections
Condo towers and big complexes (23.2% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
As an unincorporated area, South Miami Heights uses Miami-Dade County flood rules (CRS class 3, 35% off high risk premiums). 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 South Miami Heights
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $407,100 |
Price to income: 6.2x, compared with 6.5x for the county.
- Conventional: the most common loan in Miami-Dade County.
- FHA: $259,900 of room between the median home and the FHA limit.
Investing in South Miami Heights
Long term rentals
| South Miami Heights | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 37.9% | -9.9 pts |
| Rental vacancy | 3.7% | -1.8 pts |
| Rent as share of renter income | 35.7% | -2.5 pts |
Short term rentals
Seasonal and vacation homes: 0% 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 | 65.2% |
| Buildings with 5+ units | 26.8% |
| Manufactured homes | 0.6% |
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.