Episode 2 · Property Types & Supply Dynamics
Golden Gate Estates and Marina Housing: Age, Size, Cost
Golden Gate Estates and Marina is one product built once: large two-story houses on modest lots, all put up in the same short run of years, with no condominium, townhouse or empty lot among them. This page shows how big and how old they are, what the land is worth against the building, who holds them and for how long, and why the Save Our Homes cap splits the assessments of near-identical houses.
💡 Key Insights & Takeaways
- All 93 parcels in Golden Gate Estates and Marina are single-family houses, built between 1996 and 2000, with a median build year of 1998.
- The median house has 3,335 square feet of living area on a median lot of 5,806 square feet, and 95.7% of the houses have two stories.
- Land makes up a median 68.8% of just value and outweighs the building on all 93 houses, even though the median lot is not large.
- Houses bought within the last three years are assessed at a median 100.0% of just value, while the 11 held twenty years or more sit at 44.6%, a directional group.
- A homestead exemption sits on 58.1% of the houses, company or LLC owners hold 22.6% with no exemption on any of them, and trusts, mostly homesteaded, hold 11.8%.
If you are working out what a Golden Gate Estates and Marina house will cost to hold, start from the county's just value, not the seller's assessment. Homesteaded houses were assessed at a median 51.0% of just value on 30 September 2026, against 74.5% for the rest, and a purchase resets the assessment toward just value.
At a glance
Golden Gate Estates and Marina in five figures, all from the county's parcel data for the 93 houses as of 30 September 2026. Assessed and just values are the county's figures, not sale prices.
| Measure | Value | Basis | As of |
|---|---|---|---|
| Houses | 93, all single-family | Every parcel in the neighborhood | 30 September 2026 |
| Median living area | 3,335 square feet | 93 houses, the county's measure | 30 September 2026 |
| Median year built | 1998, in a range of 1996 to 2000 | 93 houses | 30 September 2026 |
| Median just value | $2,049,497 | 93 houses | 30 September 2026 |
| Houses carrying a homestead exemption | 58.1% | 93 houses | 30 September 2026 |
What kind of homes are in Golden Gate Estates and Marina?
Every home here is a single-family house. The county counts 93 parcels in Golden Gate Estates and Marina as of 30 September 2026, and all 93, or 100.0%, are single-family houses. There is no condominium, no townhouse, no multi-family building and no vacant lot. You buy an existing house here, never a lot to build on. The county gives every one of the 93 the same general single-family zoning label. That label is the county's, and the City of Sunny Isles Beach zoning map is what decides what a lot may hold.
The whole neighborhood sits in one ZIP code and is read as one place, so every figure on this page covers all 93 houses. The county's parcel data does not mark which lots sit on the water, so this page cannot split the houses into waterfront and interior.
This table shows what Golden Gate Estates and Marina is built of, as of 30 September 2026.
| Property type | Parcels | Share of all parcels |
|---|---|---|
| Single-family houses | 93 | 100.0% |
| Condominiums, townhouses and multi-family buildings | 0 | 0.0% |
| Vacant residential land | 0 | 0.0% |
How big are Golden Gate Estates and Marina houses, and how are they laid out?
The median house has 3,335 square feet of living area, and the middle half of the houses run from 2,832 to 4,099 square feet, as of 30 September 2026. One house in three, 33.3%, has 4,000 square feet or more, and 57.0% fall between 2,500 and 3,999. These sizes are the county's measure. The living area on listings runs higher than the county's on 86.3% of matched sales, by a median 8.3%, so a listing will usually quote a bigger number for the same house.
The lots are modest for houses that size. The median lot is 5,806 square feet, the lots run from 5,272 to 10,106 square feet, and 55.9% of them are under 6,000. The median floor-area ratio is 0.54, which means the living area equals a little over half the lot, and that is how a house of more than 3,000 square feet fits on a lot under 6,000: it goes up.
It goes up almost everywhere. 95.7% of the houses have two stories and only 4.3% have one. The median house has 5 bedrooms, and 66.7% have five or more. The median house has 4 bathrooms on the county's count, and 94.6% have three or more. The most common layout is 5 bed / 4 bath, at 47.3% of the houses. The county's bathroom count runs about one lower than the full-and-half total a listing quotes, so expect the listing to show more.
This table shows size and layout across the 93 houses, as of 30 September 2026, on the county's measure.
| Measure | Value |
|---|---|
| Median living area | 3,335 square feet |
| Middle half of living area | 2,832 to 4,099 square feet |
| Houses of 4,000 square feet or more | 33.3% |
| Houses of 2,500 to 3,999 square feet | 57.0% |
| Median lot | 5,806 square feet |
| Lot range | 5,272 to 10,106 square feet |
| Lots under 6,000 square feet | 55.9% |
| Median floor-area ratio, living area over lot | 0.54 |
| Two stories or more | 95.7% |
| Median bedrooms, and share with five or more | 5 bedrooms, 66.7% |
| Median bathrooms, and share with three or more | 4 bathrooms, 94.6% |
| Most common layout | 5 bed / 4 bath, 47.3% |
How old are the houses, and how many have been renovated?
Every house was built in one short run. The 93 houses went up between 1996 and 2000, with a median build year of 1998, and 14.0% of them were finished in 2000, the last year of the run. What separates one house from another here is almost never age or form. It is what has been redone.
28.0% of the houses carry a renovation the county has recorded, a median 12 years after they were built, across the 26 renovated houses. The rest show none on the record. The county marks a renovation when it re-dates a house's effective age after assessed work, so a remodel done without that reassessment reads as no renovation at all. Ask for the permit history of any house you are weighing.
That puts this neighborhood on the first rung of the change-signal ladder, renovation, which is the kind of change a place shows when its houses are reworked rather than knocked down and replaced.
Are you paying for the land or the house in Golden Gate Estates and Marina?
You are paying mostly for the land. Land makes up a median 68.8% of just value across the 93 houses as of 30 September 2026, and land outweighs the building on 100.0% of them, all 93. The median land value is $1,306,350 against a median building value of $680,585, which works out at a median $225 for every square foot of lot. Just value is the county's own estimate of what a house is worth for tax purposes, and it is not a sale price.
On lots of this size that is a price for the location rather than for the acreage. The median house carries a just value of $2,049,497 and an assessed value of $1,301,753, and assessed value is the figure the tax bill is worked out from. Measured against the living area, the median assessed value is $414 for every square foot. That is an assessment figure, not a market price per square foot, and the two are not comparable.
Across all 93 houses the county's assessed values add up to $137,547,103, against $196,173,390 of just value. The gap between them is the Save Our Homes cap, and the next two sections show who holds it.
Who owns Golden Gate Estates and Marina homes, and how long do they stay?
A homestead exemption sits on 58.1% of the houses as of 30 September 2026. It is the marker Florida gives a house its owner lives in as a permanent residence, and it lags a sale until the new owner files. 34.4% of the houses are held behind an entity name: 22.6% by a company or LLC, and none of those carries a homestead exemption, and 11.8% in trusts. Trusts are an estate-planning tool, not an investor signal, and 7 of the 11 trust-held houses carry a homestead exemption. Company ownership is not a statement about how a house is used. 48.4% of the houses have a second owner of record. Only 4.3% of owners mail their tax bill outside Florida, and that is a lower bound, because an owner who mails through a local manager reads as local.
The median owner has held for 8.8 years. 44.1% have held ten years or more, 11.8% twenty years or more, and 24.7% bought in the five years before the latest recorded transfer. Homesteaded owners have held for a median 10.6 years against 8.0 for the rest. All of these hold lengths are short of the truth. The most recent recorded transfer in the assessment data is dated 2025-12-10, 9.7 months before 30 September 2026, so every hold is understated by about that gap and no purchase since then shows up.
This table shows who holds the 93 houses and for how long, as of 30 September 2026, with hold lengths running 9.7 months behind.
| Measure | Value | Houses |
|---|---|---|
| Carrying a homestead exemption | 58.1% | 93 |
| Held by a company or LLC | 22.6% | 93 |
| Held in a trust | 11.8% | 93 |
| Owner mails outside Florida, a lower bound | 4.3% | 93 |
| Median hold | 8.8 years | 93 |
| Held ten years or more | 44.1% | 93 |
| Held twenty years or more | 11.8% | 93 |
What does it cost to hold a Golden Gate Estates and Marina house?
What you pay to hold a house here turns on how long its owner has held it, not on the house. Save Our Homes limits the yearly rise in a homesteaded house's assessed value to 3% or the change in the consumer price index, whichever is lower, so the longer an owner holds, the further the assessment falls behind just value. Assessed and just values are the county's figures under that cap, and neither is what a house would sell for.
The two halves of the neighborhood carry almost the same median just value, $2,027,147 for the homesteaded houses and $2,095,655 for the rest, as of 30 September 2026. Yet the homesteaded half is assessed at a median $1,058,663 against $1,654,645, which is 51.0% of just value against 74.5%, a median gap of $595,982 between the two groups. The median distance between just value and assessed value is $943,643 on the homesteaded houses and $471,480 on the rest, and $600,231 across all 93.
The discount belongs to the owner, not to the house. A qualifying sale resets the assessment toward just value, so a buyer pays on the county's full estimate rather than on the seller's capped figure. Portability may let a Florida owner carry part of their own saved gap into a next Florida homestead, if they qualify and file for it. Across the 66 houses whose last recorded sale was a qualified one of $10,000 or more, the median assessed value now stands at 1.05× that sale price. No annual tax amount is recorded for these houses, so this page gives no tax bill; plan your own from just value and the current rates.
This table shows how the assessment falls behind just value as the hold lengthens, as of 30 September 2026. Hold lengths run 9.7 months behind, and groups under fifteen houses are directional.
| Owner has held | Houses | Median assessed value as a share of just value | Label |
|---|---|---|---|
| Under 3 years | 15 | 100.0% | sufficient |
| 5 to 10 years | 29 | 70.8% | sufficient |
| 10 to 20 years | 30 | 53.8% | sufficient |
| 20 years or more | 11 | 44.6%, a median gap of $1,203,813 | directional |
The group held three to five years is small and is not shown.
This table sets the homesteaded houses against the rest, as of 30 September 2026. Every figure is a median.
| Measure | Homesteaded, 54 houses | Not homesteaded, 39 houses |
|---|---|---|
| Just value | $2,027,147 | $2,095,655 |
| Assessed value | $1,058,663 | $1,654,645 |
| Assessed value as a share of just value | 51.0% | 74.5% |
| Gap between just value and assessed value | $943,643 | $471,480 |
| Hold | 10.6 years | 8.0 years |
Common questions
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