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Brickell posts Miami's highest submarket rents and its thinnest occupancy. Edgewater is 96.4% full and cutting rent faster than either neighbor. Coconut Grove is the cheapest of the three and the most stable. Here's the occupancy-adjusted math on what each one actually collects — and why roughly $2.9 million of Brickell's apparent premium over Edgewater doesn't exist.
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Workforce housing was supposed to be the safe tier in Miami multifamily. Miami-Dade Class C occupancy is holding near 96% — and Class C rents just went negative. Full buildings at falling rents mean the tenant is maxed out, not that you have pricing power. Here's how that changes the underwriting, and why cheap agency debt is about to make it worse.
The average Miami Beach short-term rental grosses abut $43,000 a year. After the platform, the manager, he turnovers and the 14% tax stack, the owner keeps loser to $16,000 — less than a plain annual lease onthe same unit. Here's the full waterfall, and the for levers that decide which side of it you land on.
Amendment 3 goes to Florida voters on November 3. The headline is a $250,000 homestead exemption — but on Miami Beach, where 22% of the housing stock is second homes, the provision that actually moves money is the one nobody is covering. Plus the residency deadline most people are explaining backwards.
In a market where the typical Miami Beach listing takes three to four months to go under contract, the money is made before the sign goes up. Here's the document, permit, insurance and condition work I'd finish in the next 45 days — and why September is the deadline, not the starting line.
For the first time in three years, South Florida leased more apartments than it delivered. But Miami-Dade luxury vacancy is still 10.5% while Class C sits near 3% — and construction starts just fell 21%. Here's what this quarter's numbers actually tell a multifamily buyer about cap rates, rents and timing.
South Florida multifamily is trading near a 5% cap while agency debt costs 6%+ — so leverage now subtracts from your return instead of adding to it. Add Florida's tax reset at closing and an insurance line that moves 30% either way, and the broker's cap rate stops describing your deal. Here's the underwriting I actually run, with the math.
July 2026 county numbers show inventory down 15%, single-family at 4.8 months of supply, and eleven straight months of rising sales. On Miami Beach, listings are still sitting three to four months. Here's why the county headline doesn't describe your street — and what the gap tells a seller about pricing and timing.
Miami Beach sellers are closing 7–9% under asking and waiting three to five months for a contract — while single-family prices are actually up. The gap isn't the market. It's a pricing decision. Here's how to price and time a Miami Beach listing in 2026 so you don't pay for it.
A Miami-Dade court struck down Miami Beach's short-term-rental ban again in 2025, and the statewide bill that would have overridden the city died on a veto. The rules are contested — but the numbers are real. Here's what a Miami Beach STR actually does today, and where you can legally run one.
The reserve study and milestone report now decide a Miami condo's price more than any comp. Here's exactly how to read both documents — the numbers that matter, the red flags, and the questions that separate a sound building from an expensive one.
December 31, 2026 is the hard deadline for Florida's post-Surfside reserve studies — five months out. It's about to split Miami's older condos into two piles: de-risked and known, or still hiding. Here's how to read the signal before the market does.
Miami-Dade just posted its strongest June since 2023, yet condos are still a buyer's market with prices down 3%. The reason isn't demand — it's financing. And on August 3, one lending rule starts to change.
Beyond "yes, you can buy." My 2026 playbook for international buyers in Miami — foreign-national financing, how to hold title, FIRPTA planning, SB 264, what a purchase does (and doesn't) do for your visa, and closing remotely.
