Episode 2 · Property Types & Supply Dynamics
Miami Shores Homes: Sizes, Ages, Land Value, Tax Cap
Miami Shores is a Miami-Dade village made mostly of detached houses, with a smaller group of condominiums beside them. This page covers the houses themselves: what kinds there are, how big and how old they are, how much of the county's value sits in the land, and how the homestead cap and years of ownership change what the county assesses.
💡 Key Insights & Takeaways
- Half the houses were built before 1950, and 64.2% of all houses carry a recorded renovation.
- Land is 76.5% of the county's just value on the median house, and the county values the land above the building on 98.5% of houses.
- Houses held 20 years or more are assessed at a median 22.8% of just value, against 80.7% for houses held under 3 years, though recorded hold lengths run short.
- 88.9% of houses have one story, and the median house has 3 bedrooms and 2 bathrooms on a 9,600 square foot lot.
- The median house has been held 8.1 years, a figure that runs short because the county's latest recorded sale is dated 6 February 2026.
If you are weighing a Miami Shores house, the median homesteaded one was assessed at $414,093 on 10 October 2026, against $827,665 for the median house without the exemption. Their just values, the county's estimates before the cap, are nearly the same. The gap comes from the cap, not from the houses.
At a glance
Miami Shores houses, 10 October 2026. These are the county's assessed and just values, not what a house would sell for.
| Measure | Value | Counted over |
|---|---|---|
| Houses with the homestead exemption | 82.6% | 3,104 houses |
| Median assessed value as a share of just value | 48.5% | 3,104 houses |
| Median land share of just value | 76.5% | 3,104 houses |
| Median year built | 1950 | 3,104 houses |
| Median time a house has been held | 8.1 years | 3,082 houses; runs short, recorded sales stop 6 February 2026 |
What kinds of homes are in Miami Shores?
Miami Shores is mostly detached houses. Of the village's 3,763 residential parcels on 10 October 2026, 3,104 are single-family houses, or 82.5%. A parcel is one house, condominium unit or lot, not one household, so these counts describe the property and say nothing about how many people live here.
Residential parcels in Miami Shores by type, 10 October 2026 (n = 3,763).
| Parcel type | Parcels | Share of residential parcels |
|---|---|---|
| Single-family house | 3,104 | 82.5% |
| Condominium unit | 488 | 13.0% |
| Multi-family parcel | 78 | 2.1% |
| Vacant residential lot | 40 | 1.1% |
The rest are 25 dock parcels, 16 cooperative units, 10 townhouse parcels and 2 other parcels. Each type is counted on its own and is never folded into the house figures. Every size, age, value and ownership figure below describes the 3,104 houses unless it says otherwise.
Most houses are one story. 88.9% of the 3,104 houses have one story, and 11.1% have two or more. The median house has 3 bedrooms and 2 bathrooms, and 3 bedrooms with 2 bathrooms is also the most common layout. One bathroom is recorded on 20.1% of houses, and three or more on 24.4%.
How big and how old are the houses?
The median house has 1,887 square feet of living area on a median lot of 9,600 square feet, as of 10 October 2026. Half of all houses fall between 1,522 and 2,363 square feet of living area, and half of all lots fall between 8,850 and 11,812 square feet. The median floor-area ratio, which is living area divided by lot area, is 0.19.
Living area here is the county's recorded figure. Where it can be matched to the living area on a listing, the two differ by more than 20% on 616 of 1,194 matches, so the two series are never mixed on this page.
The median house was built in 1950, and 50.0% of houses were built before 1950. Only 1.8% date from 2000 or later. The county also records an effective year built, a date it assigns when a house has been substantially updated. 64.2% of houses carry an effective year later than their year built. Those 1,992 houses were updated a median 36 years after they were built, and the median effective year across all houses is 1969. This is the county's entry, not an inspection, and it records major updates, not every interior project.
How much of a house's value is the land?
The county's value for a Miami Shores house is mostly land. These are the county's figures, not what a house would sell for. Just value is the county's estimate before the Save Our Homes cap, as of 10 October 2026.
On the median house, land is 76.5% of just value. The county values the land above the building on 98.5% of houses, and land is over 70% of just value on 79.8% of houses. The median land value is $754,650, which is a median $78 for each square foot of lot. The median improvement value, meaning the building and other additions, is $228,677. Houses whose improvement value is under $50,000 are rare, at 0.8% of houses.
The median just value is $1,006,799. The land and improvement medians do not add up to it, because each is the median of its own column. A renovation changes the building and not the ground, so on a typical house most of the county's value sits in the part a renovation does not change.
How does the homestead cap change a house's assessed value?
Under Save Our Homes, the county can raise a homesteaded house's assessed value by no more than 3% a year, or the change in consumer prices if that is lower. The gap between just value and assessed value grows each year the owner stays. When a house changes hands in a qualifying transfer, that benefit generally resets for the new owner.
As of 10 October 2026, 82.6% of the 3,104 houses carry the homestead exemption. The exemption marks an owner who claims the house as a primary residence. A house without it is not shown to be vacant or rented.
Median values for homesteaded houses and houses without the exemption, 10 October 2026. Hold times run short because the county's latest recorded sale is dated 6 February 2026.
| Measure | Homesteaded (n = 2,563) | No exemption (n = 541) |
|---|---|---|
| Median assessed value | $414,093 | $827,665 |
| Median just value | $1,009,343 | $997,706 |
| Median gap between just value and assessed value, per house | $555,470 | $13,363 |
| Median assessed share of just value | 40.6% | 98.5% |
| Median time held | 9.3 years | 4.1 years |
The two groups have almost the same median just value, so the gap in assessed value is the cap at work. Two houses of nearly equal just value differ in assessed value by $413,572 at the median, because one carries the homestead cap. Across all 3,104 houses, the median assessed value is $485,208 against a median just value of $1,006,799, and 12.6% of houses are assessed at their full just value.
The benefit builds with time. Houses held 20 years or more (n = 700) are assessed at a median 22.8% of just value, and houses held under 3 years (n = 547) at 80.7%. Hold lengths run short, for the reason given above.
Median assessed value as a multiple of the last recorded qualified sale amount, houses, by decade of that sale, 10 October 2026 (n = 1,974).
| Decade of last sale | Houses | Median multiple |
|---|---|---|
| 1970s (directional) | 16 | 3.99 |
| 1980s | 92 | 2.02 |
| 1990s | 238 | 1.64 |
| 2000s | 228 | 1.14 |
| 2010s | 584 | 0.97 |
| 2020s | 816 | 0.86 |
A multiple of 1.64 means the county assesses the house at 1.64 times the amount recorded when its last buyer bought it. A multiple under 1, such as the 0.86 for the 2020s, means the assessed value is below that amount. The sale amount is a record of an acquisition, not a value, and these multiples describe groups of houses, not prices. They cover qualified sales of $10,000 or more, and they run short for the same reason as the hold times. The median across all decades is 0.97.
This page shows no tax bill and no effective tax rate, because annual tax amounts are not recorded in the data behind it.
Who owns the houses, and for how long?
The median house has been held 8.1 years, as of 10 October 2026 (n = 3,082 houses with a recorded acquisition). 42.5% of houses have been held 10 years or more, 22.7% have been held 20 years or more, and 10.5% have been held 30 years or more. 30.7% have been held under 5 years. Homesteaded houses are held longer than houses without the exemption, and the table above gives both medians.
The county's most recent recorded sale is dated 6 February 2026, which is 8.1 months before 10 October 2026. Every hold figure on this page is understated by about that gap. No sale appears inside the last three months, and that reflects the lag, not an absence of sales.
15.2% of houses are held by an entity of some kind. 8.3% are held in a trust, and 6.9% by a company or LLC. A trust is an estate-planning tool common among owners who live in the house, so it is not read as investor ownership. The company or LLC share is the closest figure to investor ownership, and it still cannot tell an investor from a company that holds a family home.
Mailing addresses place the owners of 1.2% of houses in another state and 0.1% in another country. A mailing address is a floor, not a full count, because an owner who uses a local manager or a local address reads as local.
How many houses look like rebuild candidates?
The county's values give one way to rank houses that look like rebuild candidates. The score looks for houses where the land is valued far above the building, the building has no recorded update and the lot is large for the house. As of 10 October 2026, 724 houses, or 23.3% of the 3,104, meet three or more of five such conditions. A further 615 score as moderate candidates.
That share is an upper bound. Three of the five conditions are set at the top or bottom quarter of houses, so each one catches about a quarter of them, and the no-update and land-share conditions overlap on the same lots. The score ranks houses the county values mostly as land. It does not forecast demolition, and it says nothing about which owners will sell or build.
Common questions
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