Commercial Real Estate Market in North Miami Beach, FL
Updated monthly: sale, lease, property records, location trend, and more… · Last update: September 30
118 active listings and 589 off-market properties in North Miami Beach, FL. Commercial property asks $436/SF to buy and $31.87/SF/Yr to lease.
Market Trends
North Miami Beach, FL spans 24.7 square miles in Miami-Dade County, Florida. Figures below refresh monthly; last updated 30 September 2026.
Office
Office vacancy in North Miami Beach, FL runs 20.2% across the South region in 2025, up from 14.4% in 2019.
Vacancy Rate % in South region
Retail
Retail vacancy in North Miami Beach, FL runs 5.4% across the South region in 2025, down from 7% in 2020.
Vacancy Rate % in South region
Industrial
Industrial vacancy in North Miami Beach, FL runs 7.9% across the South region in 2025, up from 6% in 2019. Nearly 2.3x the 2022 low of 3.5%.
Vacancy Rate % in South region
Multifamily
Multifamily space in North Miami Beach, FL asks $429/SF to buy. Vacancy runs 11.3% across the South region in 2025, up from 8.5% in 2022.
Average Sale Price $/SF
Listings
Vacancy Rate % in South region
Market overview
Demographics & Economy
North Miami Beach, FL has 200,713 residents in 95,933 households. Density runs 8,140 people per square mile. Median household income here is $59,557 and median gross rent $1,697 a month.
200,713
Population
95,933
Households
2.1
Avg Household Size
41
Median Age
32%
College-Educated
88%
High-School Grad
24.7 sq mi
ZIP Area
8,140
Density / Sq Mi
$59,557
Median Household Income
$37,070
Median Earnings
$1,697
Median Rent
$331,634
Median Home Value
Tools
Lease vs Buy Breakeven
At $31.87/SF/Yr lease vs $436/SF buy → buying wins if held > 2.8 years.
The comparison uses county-wide sale comps against North Miami Beach asking rents, so the implied 7.3% gross yield is computed off asking rents rather than a closed-deal cap-rate benchmark. Assumes 30% down at 6.5% fixed, 2% a year in taxes and upkeep, 3% appreciation, 5% opportunity cost, 2% closing plus 5% selling costs, and a 3% annual rent escalator.
Nearby Markets
| Market | Average Sale Price, $/SF | Average Lease Price, $/SF/Yr |
|---|---|---|
| North Miami | $436 (county avg) | $32.50 |
| N Miami Beach | $436 (county avg) | $31.87 |
Commercial property in North Miami Beach, FL asks $436/SF. The 2 bordering markets run from $436/SF in North Miami to $436/SF in North Miami, and the city sits in line with their $436/SF median.
Frequently Asked Questions
What is the average price per square foot for commercial property in North Miami Beach?
Commercial property in North Miami Beach, FL asks an average of $436 per square foot. The 8 most recent recorded sales traded at a median of $248/SF, so asking sits 76% above the achieved median. Multifamily carries the highest asking price at $429/SF.
How much does it cost to lease commercial space in North Miami Beach?
Asking lease rates in North Miami Beach, FL average $31.87 per square foot per year.
Is it cheaper to lease or buy commercial space in North Miami Beach?
Buying beats leasing in North Miami Beach, FL if the property is held longer than 2.8 years, comparing $31.87/SF/Yr asking rent with $436/SF asking price. The model assumes 30% down at 6.5% fixed, 2% of value per year in taxes and upkeep, 3% appreciation, 5% opportunity cost on the cash and a 3% annual rent escalator.
How does North Miami Beach compare to nearby markets on price?
North Miami Beach, FL asks $436/SF against $436/SF in North Miami and $436/SF in N Miami Beach.
Where does Realmo's North Miami Beach market data come from?
Realmo compiles North Miami Beach, FL figures from 8 recent recorded sales, 76 active sale listings, 42 active lease listings, 589 tracked off-market properties. Sale and lease figures refresh monthly; vacancy annually. Last updated 30 September 2026.
Methodology & data sources
- Asking prices and averages
- Computed from 76 active for-sale and 42 active for-lease listings in North Miami Beach, FL. These are ASKING figures from live listings, not closed-transaction prices, and a segment carried by a handful of listings reads as indicative rather than an average.
- Price per square foot
- The county-level $/SF blends closed sales aggregated over the trailing months of available data, not a single day's snapshot — it can differ from any one month's own median.
- Vacancy rates
- Published per-sector market series, taken at the metro level where one exists and otherwise at the Census-region level — a chart reading "in <region> region" is a regional number, not this city's.
- Refresh
- The monthly aggregates close at the end of the previous month, so 30 September 2026 — not today — is the honest last update.
- Known limitations
- the lease-vs-buy comparison mixes county-wide sale comps with city asking rents, office vacancy is reported at South region level, retail vacancy is reported at South region level and industrial vacancy is reported at South region level.
- Coverage
- Metrics below the 10-observation threshold fall back one geographic level. The geography used is named on each figure.
Compiled by the Realmo Data team · reviewed 30 September 2026 · report a data issue
