Episode 2 · Property Types & Supply Dynamics
Miami Beach Housing: Condos, Houses and Land Value
Miami Beach is known as a city of condominiums, with a smaller set of large houses on city lots. This page shows what the county lists as built here, how big and how old the homes are, who holds them and for how long, and how Florida's assessed value cap and the value of land shape what the county's data shows.
💡 Key Insights & Takeaways
- The median house has 2,852 square feet of living area on a lot of 8,847 square feet, while the median condo parcel has 865 square feet.
- The median house was built in 1949, 53.7% of houses were built before 1950, and 60.1% show an effective year later than the year built, which is an adjusted age and not a renovation record.
- 66.9% of houses carry a homestead exemption, and the median house was last acquired 7.5 years before 15 October 2026, though the county's ownership data runs about eight months behind, so that hold time is too short.
- The median house with a homestead is assessed at $863,022 against $2,164,412 without one, and the Save Our Homes cap, not the house, explains the gap. Assessed values are not market prices.
- Land is 81.8% of the county's just value, not a market price, at the median house, and 842 houses meet three or more teardown conditions, an upper bound and not a count of houses that will be rebuilt.
Condominiums are 80.9% of Miami Beach's 56,210 parcels as of 15 October 2026, and houses on their own lots are only 8.4%. A parcel is one lot or unit in the county's list, so this counts records, not homes. The houses are few, but they are big ones, so this page follows both groups.
At a glance
Miami Beach housing measures, as of 15 October 2026.
| Measure | Value | Sample and date |
|---|---|---|
| Condo share of all parcels | 80.9% | 56,210 parcels, 15 October 2026 |
| Median house living area | 2,852 square feet | 4,734 houses, 15 October 2026 |
| Median house year built | 1949 | 4,735 houses, 15 October 2026 |
| Houses with a homestead exemption | 66.9% | 4,735 houses, 15 October 2026 |
| Assessed value of houses as a share of just value | 61.0% | 4,735 houses, 15 October 2026 |
What is built in Miami Beach, and how many of each kind?
Miami Beach has 56,210 parcels as of 15 October 2026, and a parcel is a record in the county's list, not a home or a household. The count includes 2,212 commercial and government parcels and 1,022 reference records that are not property records, so the number of places to live is smaller than 56,210.
Most of the parcels are condos. A condominium, or condo, is a unit in a building where each owner holds one unit and shares the common areas, and the county lists each unit as its own parcel.
Miami Beach parcels by type, as of 15 October 2026.
| Type | Parcels | Share of all 56,210 parcels |
|---|---|---|
| Condo | 45,484 | 80.9% |
| House on its own lot (single-family) | 4,735 | 8.4% |
| Building of several units (multi-family) | 1,847 | 3.3% |
| Vacant land | 456 | 0.8% |
The rest are commercial, government and reference records and a few other kinds. When this page says house, it means a parcel for one home on its own lot, and there are 4,735 of them. The condo group also takes in 1,201 hotel and motel condo parcels and 602 co-op parcels, so it is a count of records and not of homes.
How big are Miami Beach homes, and how many bedrooms do they have?
The median house in Miami Beach has 2,852 square feet of living area on a lot of 8,847 square feet, as of 15 October 2026. The median condo parcel has 865 square feet. A median is the value with half of the parcels below it and half above it. These figures cover 4,734 houses with a recorded living area, 4,735 with a recorded lot and 45,346 condo parcels with a recorded living area.
Every size here is the county's record of living area, and it reads smaller than the sizes shown in listings. The two differ by more than 20% on 665 of the 2,036 parcels that can be compared, or 32.7%, and the listing size is the larger one on 79.9% of those. This page uses only the county's figure.
The floor-area ratio is the living area divided by the lot area. The median is 0.317 across 4,734 houses, so the living area of the median house equals 0.317 of its lot area.
The median house has 4 bedrooms and 3 bathrooms, across 4,723 and 4,724 houses with those counts recorded. Only 5.6% of houses have one bathroom, and 62.3% have three or more. Of 4,728 houses with a recorded story count, 53.2% have one story and 46.8% have two or more.
How old are Miami Beach houses, and what does the county's adjusted year show?
The median house was built in 1949, as of 15 October 2026, and 53.7% of houses were built before 1950. Only 13.8% date from 2000 or later. These figures cover all 4,735 houses.
The county also lists an effective year built, which is an adjusted age it sets for a building and not a record of permits or work done. It is later than the year built on 60.1% of houses, and the median effective year is 1977 against a median year built of 1949. Among the 2,846 houses where it is later, the median gap is 39 years.
The gaps cluster on multiples of ten years, which reads as a schedule the county uses. This page therefore does not treat the effective year as a renovation date, and it says nothing about what work was done on any house.
Who holds Miami Beach houses, and for how long?
As of 15 October 2026, 66.9% of houses carry a homestead exemption, against 23.2% of condo parcels. A homestead exemption is a Florida tax break for an owner's permanent home, and the owner must file for it. A parcel with no exemption may still be lived in by its owner, so the exemption is a floor under the number of owners who live in their homes, not a count of them.
The median house was last acquired 7.5 years before the as-of date, across 4,695 houses with a recorded acquisition. Of those, 41.8% were acquired more than 10 years before it, 22.4% more than 20 years before, and 9.1% more than 30 years before. The county's recorded transfers are thin after January 2026, about eight months before the as-of date, so every hold time on this page is shorter than the true one by about that gap.
In the owner field, 31.6% of houses carry a trust or company-type name. Of all houses, 14.9% name a trust and 17.3% name a corporation or LLC, and some houses show both, so the two shares add to more than 31.6%. A trust and a company are two different ways of holding title. This page draws no conclusion from either about who lives in a house or why it is held that way, and it names no owner.
What does the Save Our Homes cap do to a Miami Beach house's assessed value?
Florida's Save Our Homes cap limits how fast the county's assessed value can rise each year on a homesteaded property. Just value is the county's estimate of full value before the cap, so the gap between just value and assessed value is what the cap has built up. Assessed value is the county's estimate under the cap. It is not market value, worth, or what a home would sell for.
As of 15 October 2026, the median house is assessed at $1,237,798, or $461 per living square foot, across 4,735 and 4,734 houses. That is an assessment measure and never a price per square foot, and the living area behind it is the county's, which reads smaller than listing sizes. In total, the assessed value of houses is 61.0% of their just value.
Median values of Miami Beach houses with and without a homestead exemption, as of 15 October 2026.
| Measure | With a homestead (3,167 houses) | Without a homestead (1,568 houses) |
|---|---|---|
| Median assessed value | $863,022 | $2,164,412 |
| Median just value | $2,338,682 | $2,618,048 |
| Median gap between just value and assessed value | $1,252,197 | $111,336 |
The gap for houses without a homestead covers 1,567 houses. The median house with a homestead is assessed at $863,022 against $2,164,412 without one, a gap of 2.5 times, while median just value differs by only 1.12 times and the lots, living areas and years built match. The gap is the cap, not the house.
Land is 81.8% of just value at the median house, and land is worth more than the building on 96.7% of houses. The median land value is $1,890,000 against $413,508 for the building. These are the county's values, not prices. A high land share does not mean small lots, because the median lot is 8,847 square feet.
The cap also ties assessed value to the year a house was acquired.
Median assessed value as a multiple of the last recorded acquisition amount for houses, by decade acquired, as of 15 October 2026.
| Decade acquired | Median assessed value divided by acquisition amount |
|---|---|
| 1970s | 5.73× |
| 1980s | 2.84× |
| 1990s | 1.76× |
| 2000s | 1.33× |
| 2010s | 1.06× |
| 2020s | 0.86× |
The ratio steps down by decade. Across all 2,922 houses with a qualified recorded acquisition of $10,000 or more, the median is 1.00×, which hides the staircase, and 14.9% are assessed at 2.0 times the acquisition amount or more. A qualified acquisition is a sale the county codes as qualified. Ratios for the oldest decades can be inflated by very small recorded amounts, and a recorded amount is not a price. A qualifying transfer generally resets the prior owner's benefit.
This page has no tax bills and no tax rates, because tax amounts were not part of the data. It says nothing about what any house costs to hold. A tax professional can say how the cap applies to a particular home.
How many Miami Beach houses are teardown candidates, and how much land is vacant?
A house counts here as a strong teardown candidate when it meets three or more of five conditions: land is a large share of its value, the building value is low, the adjusted year shows no later work, the house is old, and its living area is small for its lot. As of 15 October 2026, 842 houses, or 17.8% of 4,735, meet three or more.
That is an upper bound, not a count of houses that will be rebuilt, because three of the five conditions are cut-points that one quarter of houses meet by construction. The score describes how the county values land against the building and how fully the lot is built. It says nothing about any owner's plans.
Vacant land is 456 parcels, or 0.8% of all parcels, with a median lot of 9,750 square feet across 431 parcels with a recorded lot size. Of the vacant parcels, 75.4% carry a trust or company-type name in the owner field, which is 32.4 points above the same share across the city's home and vacant-land parcels together. A trust name and a company name are different forms, and this page draws no conclusion from either. The vacant count includes parcels coded for parking, golf, parks and common areas along with lots coded for homes.
Common questions
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