The short answer
Across 2,831 recorded arms-length commercial sales between 2021 and August 2026, Miami-Dade ran a median of $371 per square foot with the middle half between $253 and $592. That countywide figure describes almost no individual building: Miami Beach recorded a $718 median and Opa-locka $198, a 3.6x spread inside one county. Industrial is the largest and tightest category at a $264 median. Where your building sits — and how big it is — matters more than any countywide number.
The spread is the whole story here
| City | Sales | Median $/SF |
|---|---|---|
| Miami Beach | 251 | $718 |
| Aventura | 53 | $663 |
| South Miami | 40 | $624 |
| Coral Gables | 144 | $567 |
| Miami | 635 | $454 |
| Sweetwater | 119 | $401 |
| North Miami Beach | 69 | $386 |
| Doral | 328 | $330 |
| North Miami | 80 | $326 |
| Miami Lakes | 63 | $315 |
| Medley | 143 | $310 |
| Hialeah Gardens | 54 | $253 |
| Miami Gardens | 120 | $250 |
| Homestead | 78 | $240 |
| Hialeah | 349 | $233 |
| Opa-locka | 76 | $198 |
Cities with 40 or more recorded sales, 2021 through August 2026. Recorded arms-length commercial sales from public record, screened to remove multi-parcel assemblages and records above $2,000/SF. Comps reach public record weeks to a quarter after the price was agreed, so treat these as history, not today.
Miami Beach at $718 a foot and Opa-locka at $198. Same county, 14 miles apart, a 3.6x difference. No other county in South Florida has a range like that, and it is why a Miami-Dade owner who reads a countywide median is reading a number that describes almost nobody.
I bring this up first because Miami-Dade owners get anchored on Miami headlines. A Wynwood or Brickell trade makes the news; a Hialeah warehouse does not. If your building is west of the airport, the number in your head is probably somebody else's.
Industrial sets the floor, and the floor is not soft
| Type | Sales | Bottom quartile | Median | Top quartile |
|---|---|---|---|---|
| Industrial | 1,015 | $195 | $264 | $344 |
| Office | 775 | $319 | $437 | $583 |
| Retail | 711 | $302 | $445 | $739 |
| Other / special use | 330 | $533 | $754 | $1,126 |
Industrial is the largest single category of recorded sale in the county and the tightest band — the middle half sits between $195 and $344. Tight bands are good news when you are pricing. They mean the comps agree, and a well-supported number is harder for a buyer to argue down.
Office at a $437 median surprises people who have read four years of national office obituaries. The distinction that matters is that most Miami-Dade office sales in this data are small owner-user buildings and condo suites, not leased towers. A dentist buying his own suite is not participating in the same market as a downtown landlord refinancing 300,000 square feet.
What has actually moved since 2021
The Miami-Dade median went from $314 a foot in 2021 to $411 in 2025, then reads $384 across the 119 sales recorded so far in 2026. I would not call that a decline yet — a partial year of records skews toward deals that recorded quickly, and the sample is small.
Volume tells a cleaner story. 652 recorded sales in 2021, 504 in 2025. Fewer owners are selling, and the ones who do are getting more per foot. That is a market held up by scarcity rather than by enthusiasm, and it rewards a seller who is genuinely ready over one who is testing.
Where public record will mislead you in Miami-Dade
On 33.1% of the county's 46,189 commercial buildings, the property appraiser values the land above the improvement standing on it. That is the highest share of the three counties, and it changes what your property is.
If the dirt is worth more than the building, a buyer is not pricing your square footage. He is pricing your zoning, your frontage, your lot dimensions and what he can put there. Applying a per-foot comp from a similar building will understate a redevelopment site and overstate a tired building on a lot nobody wants to redevelop.
The other Miami-Dade trap is size. 69.7% of the county's commercial buildings are under 5,000 square feet, and the median building that actually sold was 2,950 square feet — the smallest of the three counties. Small buildings carry a per-foot premium. If somebody comps your 3,000-foot building against a 30,000-foot one because it is the same use on the same road, the number will come in low.
Getting a real number on a Miami-Dade building
Send me the address. I will pull the recorded sales that actually resemble your property — same use, same size band, same submarket, screened for assemblages — and come back within a business day with a range, the comps behind it, and where inside that range I think it trades.
For a Miami-Dade property I will also tell you whether I think you are selling a building or selling a site, because on a third of the county's stock those are different listings with different buyers and different prices.
I am a broker, not an appraiser. If a lender or the Value Adjustment Board needs a USPAP appraisal, you need a licensed appraiser and I will say so.
Want the number on your building?
Search the property for an instant public-record snapshot and the closest recorded sales, or send me the address and I will come back inside one business day with a comp-driven range, what I think it would actually trade at, and what I would fix first.
Related resources.
Frequently asked questions about miami-dade county.
What is commercial property worth per square foot in Miami-Dade County?
Across 2,831 recorded arms-length sales between 2021 and August 2026, the countywide median was $371 per square foot with the middle half between $253 and $592. The countywide figure is close to meaningless on its own, though — Miami Beach ran a $718 median and Opa-locka $198. Location inside the county moves the number more than any other single factor.
Why is Hialeah so much cheaper per foot than Miami?
Hialeah's $233 median reflects what sells there: older, larger industrial and light-manufacturing buildings on bigger lots. Miami's $454 median is weighted toward small, high-frontage retail and office in dense submarkets. It is a difference in product, not a judgment about the neighborhood, and Hialeah industrial has been one of the steadier holds in the county.
Is Miami-Dade office property still losing value?
Not in this data. Office recorded a $437 median across 775 sales with the middle half between $319 and $583. The national office story is about large leased towers. Most Miami-Dade office trades in public record are small owner-user buildings and condo suites, which behave differently and have held up.
My building is old. Does that mean it is worth less?
Not necessarily, and in Miami-Dade often the opposite. The median commercial building in the county was built in 1984, so age is the norm rather than a defect. And on 33.1% of buildings the county already assesses the land above the structure, meaning an older building on a good lot may be worth more torn down than maintained. Age matters most when it shows up as deferred maintenance a buyer has to fix.
How many commercial buildings are there in Miami-Dade?
I track 46,189 commercial buildings with structures in Miami-Dade, out of 76,099 across the tri-county. Against that, roughly 500 to 650 sales record per year. Fewer than 1.5% of buildings trade annually, which is why automated valuation models do not work well on commercial property.