Miami-Dade Commercial Real Estate Market Dashboard
DWNTWN Realty Advisors | 2026 roll, data as of | sales of $1,000,000 and above, 2021 forward | 2026 shown partial, labelled 2026 YTD
Exclude outliers drops any sale priced above the 99th percentile for its own submarket and property type, so one trophy trade cannot carry a submarket's medians and averages. Qualified only keeps DOR codes 01-06 and 43 plus CoStar-corroborated sales, and drops nominal, family and in-lieu-of-foreclosure transfers.
Headline metrics for the current selection. Sales per year per 100 acres: qualified transactions per year per 100 acres of non-government parcel land (CREAI). Transaction Volume $2M-$20M: total qualified consideration in the target deal band. Properties per owner: commercial parcels divided by distinct owners (one owner = one mailing address); higher is better, fewer people to call. Turnover, eligible parcels: qualified transactions per year divided by commercial parcels assessed at $1M or more, so the numerator and denominator describe the same universe.
▸ See map The 36 DWNTWN submarkets, and how Miami-Dade is cut up
Every figure on this dashboard rolls up to these boundaries. City of Miami neighborhood polygons come first, then ZIP through the crosswalk, then the Wynwood Norte corner-folio box. Wynwood Norte is its own submarket, not part of Wynwood; North Miami is defined by ZIP fallback and therefore includes North Miami Beach and Biscayne Park.
1Ranked view
Change Over Time
Volume and transactions with percentage change, full history for the geographies selected, so the date range never hides the trend. 2026 is partial.
Quarterly Transaction Volume
Qualified volume stacked by quarter for the geographies selected, every quarter on record; quarters outside the current date, year or quarter selection are dimmed. The grey line is the Number of Transactions.
Property Type Mix
Qualified Transaction Volume by property type, inside the selected period and geographies.
Price Bands
Qualified transactions by price band, counted on the transaction group total, inside the selected period and geographies. $1M is the file floor; $2M-$20M is DWNTWN's target band.
2Market data table
Applying your current filters. Click any column header to sort. Transaction Volume aggregates qualified consideration on the transaction group; a five-parcel portfolio is one transaction. p25 and p75: a quarter of sales were below the p25 price and a quarter above the p75 price; the gap shows whether deals cluster or spread. CREAI is qualified sales per year per 100 acres of non-government parcel land. Hold is the median years between a sold parcel's sale and its previous sale.
3Top buyers
Buyer identity comes from CoStar's researched true buyer where a comp matched (% of transactions carry CoStar context; CoStar property-level match rate 96.6%, sale-level 66.7% on 2025+ comps), and from the county's current-owner record where the sale is the parcel's most recent. Rows without either stay blank rather than guessed.
4500 Top Transactions
The 500 largest transactions in the current selection. Click a header to sort; the filter box searches folio, address, buyer, seller, geography and type; Export CSV downloads exactly the rows and order on screen. Buyer and Seller show CoStar's researched names where a comp matched; where CoStar is blank, Buyer falls back to the Property Appraiser's current owner, marked (PA), and only on the parcel's most recent sale, since the county records only who owns now. $/unit is shown for Multi-Family and Hospitality only. p99 marks a sale above the 99th percentile of its submarket and type.
Methodology
Window. The file covers sales dated 2021-01-01 forward. The From and To date pickers select any range inside it; the Year and Quarter chips narrow further and both accept more than one value. 2026 is partial and labelled 2026 YTD.
Rates. Sales per year per 100 acres (CREAI) and Turnover divide by the exact length of the selected period, counted day by day across the date range and whichever years and quarters are selected, never by a rounded number of years.
Price floor. $1,000,000, tested on the transaction group total, never on allocated parcel values. A four-parcel portfolio at $3.2M is one qualifying sale.
Group total. A multi-parcel group's price is the amount the roll repeats on each member parcel, never the sum of members: the county records the package total on every parcel, including under qualification code 43.
Allocation. A multi-parcel group price is allocated across its parcels in proportion to each parcel's share of the group's total assessed value (equal split where the group's assessed value is zero, 152 groups). Allocated values drive per-SF, per-unit and per-acre metrics; transaction counts and total volume aggregate on the group. A group spanning submarkets is attributed to the submarket of its highest-allocation parcel.
Qualification. DOR codes 01-06 and 43 are Qualified. Code 12 (in lieu of foreclosure) is excluded from headline figures and broken out separately. CoStar-only sales carry "CoStar, assumed qualified", included under the qualified toggle and tagged. Everything else is Unqualified: reported in full, never in headlines. Code 00 is pre-2009 legacy coding with zero rows in the window.
Multi-parcel collapse. SDF sales group on deed book + year-month + price (never page). MunRoll sales group on identical date + amount within a municipality, scored by county multi-parcel codes 05/43, by common ownership (same name or mailing address, with directional and ordinal spelling normalised), and by the resale rule (an adjacent group member whose current owner differs but which resold later). Unproven different-owner coincidences stay separate transactions.
No sale counted twice. A CoStar-only sale matching a government sale on the same or an adjacent-plat folio within 90 days at a price within 5 percent is the same transaction (contract date vs recorded deed date) and is excluded: 522 rows, $3.9B of would-be double count. The county record wins every collision.
Property basis. Multifamily requires 4+ units. Vacant land requires a commercial, industrial or multifamily use code and 3,000 SF or more of lot. Residential condos excluded; commercial condos retained with their own type. Parking lots are Land and parking structures Retail, both carrying a Parking Marker. Building SF is AdjustedSqFt.
Area basis. Submarket acreage is the sum of parcel lot sizes across ALL parcels, residential included, excluding condo/co-op/timeshare folios with no land. Roads and rights-of-way are not parcels and are not in the denominator: area reflects parcel land only. The CREAI denominator additionally excludes government-use parcels (state codes 080-089).
Geography. City of Miami neighborhood polygon first (98.8% coverage of the city), then ZIP through the crosswalk, then the Wynwood Norte corner-folio box. 634 address-geocoded, 508 nearest-parcel, 15 city/address-matched parcels; 655 parcels (0.07%) with no resolvable location are excluded and counted.
Match rates. Point View 99.81%, NAL 99.89%, SDF 99.96%, CoStar property level 96.58%, CoStar sale level 66.72% on comps dated 2025+ (SDF covers 2025-2026 only). NAL OWN_STATE_DOM is 100% null, so absentee ownership rests on MunRoll mailing fields.
Three-slot ceiling. MunRoll carries only the three most recent sales per folio. 2.083% of commercial parcels have all three slots filled with the oldest visible sale inside the window and may hide additional in-window sales. Final SDF files for 2021-2024 have been requested from the DOR.
Sources. The Property Appraiser's municipal roll is the spine; nothing in it is overwritten. SDF, Point View and CoStar corroborate and supplement. CoStar data is never taken at face value and cannot create an untagged transaction.