Miami-Dade County Multifamily Buyer
Sell Your Commercial Property In Miami-Dade County, FL
Miami-Dade County is South Florida’s urban core, covering Miami, Hialeah, Miami Beach, Miami Gardens, and Homestead. Trade, tourism, finance, and PortMiami support a rental market that runs from beachfront condos and urban towers to older low-rise walk-ups.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Miami · Hialeah · Miami Gardens · Homestead · Miami Beach · Doral — County seat: Miami
Miami-Dade County
Where We Buy In Miami-Dade County
We evaluate apartment buildings of 5+ units across Miami-Dade County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Miami-Dade County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in Miami-Dade County, FL, start with the size of the renter base. Miami-Dade County holds 465,971 renter households, a 47.8% share of all occupied homes, per the Census Bureau's 2020-2024 American Community Survey. Miami alone counts 134,753 renter households, and Hialeah and Miami Beach add two more Miami-Dade County cities where renters make up roughly half or more of all households.
Apartment demand runs deep here. Some 489,828 Miami-Dade County housing units, or 44.7% of the stock, sit in buildings with five or more units, up 8.1% from the 2015-2019 survey. Median gross rent reached $1,829, a 37.7% jump over that same five-year span. Rental vacancy stands at 5.5%, tight enough that buyers price lease-up risk carefully. Rents, renter share and vacancy all shift from one Miami-Dade County city to the next.
A 2.7 million-person county
Miami-Dade County grew 1.4% to 2,738,356 residents between the 2015-2019 and 2020-2024 Census Bureau surveys.34,531 more renter households
Renter households in Miami-Dade County rose 8.0%, from 431,440 to 465,971, over the five-year survey span.A dense, growing apartment stock
Miami-Dade County counts 489,828 units in 5+ unit buildings, up 8.1% from 453,040 in the 2015-2019 survey.Who rents in Miami-Dade County
Renters head 465,971 of the 975,411 occupied households in Miami-Dade County, a 47.8% share in the 2020-2024 ACS. Owners hold the remaining 509,440 households. Miami, the county's largest city, counts 134,753 renter households on its own, a 69.2% renter share.
Miami Beach and Aventura lean toward apartment living, with 84.5% and 90.2% of their housing units in 5+ unit buildings. Miami Gardens and Coral Gables sit on the other end, with renter shares near 35%. Doral, with 13,981 renter households, and Hialeah, with 41,120, hold two of the county's largest renter pools outside Miami proper.
Rents, growth and affordability
Miami-Dade County's median gross rent climbed 37.7%, from $1,328 to $1,829, between the 2015-2019 and 2020-2024 surveys. Population grew far more slowly over the same span, up 1.4% to 2,738,356 residents, an increase of 38,928 people. Renter households rose 8.0%, adding 34,531 households.
Supply kept some pace. Units in 5+ unit buildings in Miami-Dade County grew 8.1%, an increase of 36,788 units. That new stock still leaves a 5.5% rental vacancy rate, a tight market by national standards.
Rent burden runs heavy across Miami-Dade County. In the 2020-2024 ACS, 64.4% of renters paid 30% or more of income on gross rent. HUD's FY2027 two-bedroom Fair Market Rent for the Miami-Miami Beach-Kendall area is $2,564, effective October 1, 2026, running $735 above the county's median gross rent.
Income kept pace with rent in Miami-Dade County. Median household income rose 39.7% to $71,753, while employment grew 5.4% to 1,381,253 workers.
City-by-city comparison
Aventura leads the county on apartment density, with 90.2% of its housing units in 5+ unit buildings. Doral posts the highest median gross rent on this table at $2,669, while Homestead is lowest at $1,674.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Miami | $1,758 | 69.2% | 60.8% | 6.5% |
| Hialeah | $1,689 | 53.4% | 43.6% | 1.6% |
| Miami Gardens | $1,787 | 35.6% | 22.4% | 3.2% |
| Homestead | $1,674 | 51.7% | 29.7% | 5.6% |
| Miami Beach | $1,826 | 59.1% | 84.5% | 7.6% |
| Doral | $2,669 | 53.5% | 48.2% | 6.5% |
| Aventura | $2,513 | 36.4% | 90.2% | 7.3% |
| Miami Lakes | $2,120 | 40.2% | 31.9% | 0.9% |
| North Miami Beach | $1,750 | 47.8% | 49.3% | 8.1% |
| Coral Gables | $2,373 | 35.5% | 43.0% | 11.4% |
Vacancy varies sharply across Miami-Dade County cities. Miami Lakes posts 0.9% while Coral Gables reaches 11.4%. Miami Lakes and Hialeah both run under 2% vacancy, a sign of very tight apartment supply in those Miami-Dade County submarkets.
Property taxes and assessment in Miami-Dade County
Florida assesses income and investment property, including apartment buildings, at just value as of January 1 each year, with no homestead exemption available on commercial or rental property, per Fla. Stat. 193. Non-homestead property in Miami-Dade County carries a constitutional 10% annual cap on assessment increases, so a sharp one-year jump in market value does not fully hit the tax roll at once.
Florida's statewide documentary stamp tax on deed transfers runs $0.70 per $100 of consideration under Fla. Stat. 201.02. Miami-Dade County adds its own surtax on transfers of property other than single-family homes, so an apartment building sale in Miami-Dade County carries a different stamp-tax rate than a single-family deed. Check the current Miami-Dade County Property Appraiser site for the exact assessed value and classification on any specific parcel before you price a sale.
What this means if you sell in Miami-Dade County
When you sell commercial property in Miami-Dade County, FL, you sell into a deep renter pool. Renters hold 47.8% of households, and 44.7% of units sit in 5+ unit buildings. The 5.5% rental vacancy rate is tight, so buyers will test your rent roll against current occupancy rather than assume turnover risk. A Coral Gables building in an 11.4% vacancy submarket draws a different buyer than a Hialeah property near 1.6% vacancy.
Taxes come next. Buyers underwrite the post-sale assessment, not your current bill, since Miami-Dade County values reset each January 1 and the 10% non-homestead cap resets on a change of ownership. Florida law also preempts county and city rent-control ordinances outside a narrow voter-approved emergency process under Fla. Stat. 125.0103, so rent levels stay market-driven across Miami-Dade County.
As a multifamily buyer in Miami-Dade County, we review 5+ unit buildings from Miami to Homestead as they stand today. Send a current rent roll, a T-12 and the latest tax statement, and we will price the building on those numbers.
Local Knowledge
Selling Multifamily In Florida
What we factor into every Miami-Dade County offer:
More about Florida →- Confirm the current Miami-Dade County Property Appraiser assessed value before pricing a sale.
- Florida law preempts local rent control outside a narrow voter-approved housing-emergency process statewide.
- Rental vacancy runs 5.5% countywide, but varies from under 1% to over 11% by city.
- Factor Florida's documentary stamp tax and Miami-Dade's non-single-family surtax into net proceeds.
Property Tax
Property Tax In Miami-Dade County For Apartment Owners
Homeowners in Miami-Dade County pay a median of $3,744 a year in property tax on a median home value of $463,000, an effective rate of about 0.81%, according to the Census Bureau’s 2020-2024 American Community Survey. That is about the same as the Florida statewide average of 0.78%.
How property tax works in Florida: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Miami-Dade County building, check how Florida reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Miami-Dade County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Selling In Miami-Dade County? Common Situations We Handle
Learn More
Taxes & Rules For Miami-Dade County Property
The Florida rules that shape any deal in Miami-Dade County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Miami-Dade County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Miami-Dade County Seller FAQ
What should I check on taxes before I sell commercial property in Miami-Dade County, FL?
Start with assessed value. Florida assesses apartment buildings at just value each January 1, per Fla. Stat. 193, with a 10% annual cap on non-homestead increases. Miami-Dade County also adds a documentary stamp surtax on non-single-family transfers, on top of Florida's $0.70-per-$100 statewide rate.
How high is rental vacancy in Miami-Dade County?
Rental vacancy in Miami-Dade County was 5.5% in the Census Bureau's 2020-2024 American Community Survey. Within the county, Miami Lakes sat at 0.9% while Coral Gables reached 11.4%. Buyers weigh a building's own occupancy history against those local rates.
How much have rents risen in Miami-Dade County?
Median gross rent in Miami-Dade County rose from $1,328 in the 2015-2019 survey to $1,829 in 2020-2024, a 37.7% gain. HUD's FY2027 two-bedroom Fair Market Rent for the Miami area is $2,564.
Does Miami-Dade County have rent control?
No. Florida law preempts counties and cities from adopting rent-control ordinances except through a narrow voter-approved housing-emergency process under Fla. Stat. 125.0103. Miami-Dade County owners and buyers set rents by lease terms and market conditions instead.
How do I sell commercial property in Miami-Dade County, FL?
Send the address, unit count, and any financials. We review Miami-Dade County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Miami-Dade County?
Yes. We evaluate multifamily properties across Miami-Dade County, including Miami, Hialeah, Miami Gardens, Homestead, Miami Beach, Doral, Aventura, Cutler Bay, Miami Lakes, North Miami Beach, Palmetto Bay, North Miami, and Coral Gables, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Miami-Dade County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Who buys occupied rental property in Miami-Dade County?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
How fast can I sell my apartment building in Miami-Dade County?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
How do property taxes factor into a Miami-Dade County offer?
Property is assessed at the county level (the county seat is Miami), within Florida rules. In Florida, the 10% annual cap on non-homestead assessments resets after a sale, so a buyer’s taxes are often based on the new purchase price. Insurance costs are also a major factor we model carefully.
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Investing in Miami-Dade County? See apartment syndications in Miami-Dade County →