Broward County Industrial: the one median I will actually defend

I spend most of my time on this site warning people off county medians. Broward industrial is the one case where I will partly take that back, and the reason is worth understanding before you use any of the numbers below.

This is the flattest price curve of the nine markets I track

Sort 690 recorded arm's-length Broward industrial transfers by building size and the medians barely move:

• Under 2,500 SF: $260/SF, 172 sales
• 2,500 to 10,000 SF: $211/SF, 299 sales
• 10,000 to 25,000 SF: $195/SF, 103 sales
• 25,000 to 50,000 SF: $197/SF, 55 sales
• 50,000+ SF: $191/SF, 61 sales

Top to bottom that is 1.36x. Compare it to Broward retail, where the same exercise produces $491 against $180, a 2.7x spread, or Broward office at 2.07x. Of the nine county and asset combinations in my dataset, Broward industrial has the tightest gradient of any of them.

What that means practically: the Broward industrial median of $212 per square foot is a usable starting point in a way that the retail and office medians are not. Everything from 2,500 SF up prices in a $191 to $211 corridor. Only the sub-2,500 SF band, where 172 small-bay and flex condo transfers pull the number to $260, sits meaningfully apart. Warehouse is a commodity in a way that retail frontage never is, and the pricing shows it.

One detail in those bands is worth pausing on. The curve is not even monotonic. The 25,000 to 50,000 SF band prints $197 per square foot, slightly above the 10,000 to 25,000 band at $195. With 55 sales and 103 sales behind those two figures, I would not build an argument on a two-dollar difference, but it does confirm the shape: above 10,000 SF, Broward industrial is priced on function rather than on size.

The full county picture: median $212 per square foot, 25th percentile $168, 75th percentile $279, across 21 cities. Median building 5,066 SF, median year built 1983, median sale price $1,110,000. Note that the 25th to 75th range is narrower here than in either other asset class in this county.

Pompano Beach is where this market actually trades

The city ladder for industrial is compressed the same way the size bands are. Dania Beach leads at $263 per square foot on 38 sales, with Weston at $260 on 15 and Sunrise at $242 on 44. Davie is $236 on 12 and Pembroke Pines $234 on 13. Fort Lauderdale, at $227 on 95 sales, sits almost exactly in the middle of its own county.

The number that matters most to me is Pompano Beach: 134 recorded sales at a $216 median. That is the single deepest city sample in Broward industrial, more than Fort Lauderdale, and it comes in below the county-wide $212 line by only four dollars. If you want the closest thing Broward has to a reference price for ordinary warehouse product, that is it. Oakland Park follows with 70 sales at $193, Hollywood 54 at $222, and Deerfield Beach 54 at $212.

The bottom of the ladder is Parkland at $171 on 13 sales, Miramar at $175 on 27, and Coral Springs at $182 on 32. Top to bottom the whole county spans $263 to $171, a range of about 1.5x, which is genuinely narrow for a market this size. Dania Beach at the top is doing what you would expect from airport and port proximity plus a small-bay inventory.

Broward is the cheapest industrial of the three counties, and that is a tenant argument

Set the three county medians side by side. Broward industrial is $212 per square foot. Palm Beach is $226. Miami-Dade is $264. On median sale price the gap is wider still: $1,110,000 in Broward against $1,465,000 in Miami-Dade and $2,300,000 in Palm Beach, though Palm Beach's median building is 10,000 SF versus roughly 5,000 in the other two, so that comparison is really about product size.

I represent tenants and buyers, so I use that spread constantly. A user who can operate from Pompano Beach or Oakland Park instead of Medley or Doral is looking at a materially different cost basis for functionally similar box. Whether that trade works depends entirely on your drive times and your labor pool, which is a real analysis and not a slogan. Run your actual square footage requirement first with a space calculator, because most industrial users I meet are sizing off their current building rather than their operations.

One caution on that county comparison: the Broward sample is weighted toward earlier years than the Miami-Dade and Palm Beach samples, for the reason in the next section. The county gap is real but I would not put a decimal point on it.

The honest caveat on these medians

Every price on this page comes from recorded arm's-length deed transfers in my own dataset. Not asking prices, not broker surveys. They reflect transfers recorded through 2024.

Broward's recording feed gives me 538 sales in 2021, 511 in 2022, 365 in 2023, and 300 in 2024, and then 21 in 2025 and 18 in 2026. That is a break in the pipeline on my side. It is not a Broward market event, and reading it as one would be a serious error. The consequence is specific: I am not going to tell you which way Broward industrial pricing has moved, because the recent years are far too thin to carry that claim. The levels above are solid, resting on hundreds of closed transfers across four well-covered years. The direction is not something this dataset can honestly give.

The federal demand data below is current, and it can carry direction on its own.

What the labor data says to an industrial user

The Fort Lauderdale-Pompano Beach-Sunrise metropolitan division held 908,200 payroll jobs in July 2026, down 400 over the year, per the BLS metropolitan employment release (preliminary, not seasonally adjusted). QCEW covered employment, the administrative census that payroll surveys get benchmarked against, is down 11,708 comparing March 2026 to March 2025, the worst of the three counties, while the national count rose 85,572. Unemployment moved from 3.9% to 4.6%.

Broward's average weekly wage is $1,543 for Q1 2026, up 4.3%, the lowest of the three counties. Miami-Dade is $1,797 and Palm Beach $1,784, and the national figure is $1,654. For a warehouse or distribution operator that is a labor cost advantage inside a metro area that is otherwise expensive. It is one of the few genuinely favorable numbers in Broward's current data.

The population line is less friendly. Broward lost 372 residents between 1 July 2024 and 1 July 2025 on Census Vintage 2025 estimates, with net domestic out-migration of 29,517 offset by 24,944 international arrivals. A shrinking labor pool and a rising unemployment rate at the same time is an unusual combination and worth watching if your operation is headcount-heavy. That trade-off is the core of how I run an industrial tenant rep search, and the wider Broward market report sets the cross-asset context.