Question 1

Do you have Miami office, industrial, or multifamily cap rate and vacancy numbers?

Accepted Answer

Not published ones we're willing to quote you. A current sourced pull of Miami-specific office, industrial, retail, and multifamily vacancy, absorption, rent, and cap rate data was not available when we researched this page. Rather than repeat a stale or secondhand figure, we underwrite your asset on its actual rent roll, trailing operating statements, and a fresh appraisal, and an agency or wholesale lender will do the same. If a broker quotes you a Miami cap rate, ask for the source and the date.

Question 2

Does a Miami-Dade commercial deed really cost more to transfer than the rest of Florida?

Accepted Answer

Yes, and it's the opposite of the state rate structure most investors expect. Miami-Dade is the only Florida county with a discretionary deed surtax, and the surtax exempts single-family residences, so it lands entirely on commercial and multifamily transfers: 60 cents per $100 plus a 45-cent surtax, or $1.05 per $100 total, against 70 cents per $100 everywhere else in Florida. On a $2 million commercial deed that's $21,000 in Miami-Dade versus $14,000 elsewhere in the state, a 50 percent premium on the transfer-tax line. Size it into your acquisition cost before you place permanent debt behind it. If a bridge-to-permanent structure fits your timeline better, ask about our CRE Bridge program.

Question 3

What's the demand story behind Miami industrial and logistics real estate?

Accepted Answer

PortMiami and Miami International Airport, not tourism. Trade, transportation and utilities is Miami-Dade's largest employment sector at 24.3 percent of total nonfarm jobs as of June 2026, well ahead of leisure and hospitality's 11.6 percent. PortMiami handled 8,564,225 cruise passengers and 1,115,058 cargo TEUs in its most recently reported year, supporting more than 340,000 jobs and over $61 billion in annual economic impact. MIA moved 55.3 million passengers and 3.45 million cargo tons in calendar 2025, with cargo tonnage up 13.6 percent year over year even as passenger counts dipped slightly. That's the case an agency or wholesale lender wants to see behind an industrial, logistics, or hospitality-adjacent asset near the port or airport before placing long-term debt on it.

Question 4

Does my building's age trigger a Miami-Dade inspection I need to underwrite around?

Accepted Answer

Almost certainly, and it's a county requirement on top of state law. Miami-Dade runs its own building recertification program under section 8-11(f) of the county code, separate from the statewide milestone inspection. Coastal buildings built in 1998 or later face first recertification at 25 years, inland buildings built in 1993 or later at 30 years, then every 10 years after; single-family homes, duplexes, and buildings of 10 occupant load or less and 2,000 square feet or less are exempt, but most commercial buildings are not. The owner gets 90 days from the county's notice to submit an engineer-sealed report, pays a $403.12 fee, and faces a maximum $10,510 fine plus possible condemnation proceedings for non-compliance. Underwrite that timeline and cost into any acquisition before you lock permanent debt.

Question 5

How much more does insurance cost on a Miami-Dade asset than elsewhere in Florida?

Accepted Answer

Meaningfully more, and it's the highest-litigation region in the state on top of that. As of March 2026, the average Miami-Dade homeowners premium including wind was $5,975, against $3,610 in Orange County (Orlando) and $2,650 in inland Lake County. The Palm Beach, Broward, and Miami-Dade region also litigates 27.27 percent of closed property insurance claims, more than triple the 8.16 percent rate in the rest of Florida. Miami-Dade and Broward are also the state's only High-Velocity Hurricane Zone counties, so exterior building components need a Miami-Dade Notice of Acceptance or an HVHZ-listed product approval, a real cost line on any exterior rehab or improvement scope. Run the insurance line at Miami-Dade rates, not a statewide average, before you size debt service.

Question 6

How does Florida's judicial foreclosure process factor into a Miami permanent loan?

Accepted Answer

It's slower than a non-judicial state, and Miami-Dade sits inside Florida's most litigious region. Florida foreclosures run through the circuit court, with a national average of 563 days to complete a foreclosure in Q2 2026 against 155 days in non-judicial Texas. Inside that statewide picture, the Palm Beach, Broward, and Miami-Dade region carried a 27.27 percent claims-litigation rate against 8.16 percent in the rest of Florida, the state's worst by a wide margin. That litigation environment is a real factor in how a permanent lender prices risk on a stabilized Miami-Dade asset.

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